I have a duplex that I purchased with 100k Personal lines of credit (great rates) BRRRR method. 

Long-term, my focus will be the greater Huntsville area (wife eventually wants to settle in Northern AL), so I have enjoyed both books by David Greene, Long-Distance Real Estate Investment, and the BRRRR method.

The downside would come if you are not getting good enough deals to justify the BRRR method and you would then grow much more slowly than starting off with a portfolio rehab loan from the beginning.  

Due diligence:  I would find out what the lender's underwriting parameters and due diligence procedures are and if you agree with them make sure you have a method in place to insure they comply with those methods. 

@David Rom  The BRRR method in Ft.

I have been doing "what I believe" is finding out the comps in the neighborhood using an avg. sq ft method.

Also research fraudulent renters and the methods that they use. 

Lastly, my favorite thing to do is snowboard, which is extremely difficult in southern Alabama.

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@Chyniece CoxBRRRR is the method I use.