You said you were going to buy one anyway so this “bonus cash flow” model would hopefully work and then it’s just a matter of budget (e.g. don’t rely on the income, don’t get used it it, pour it back into the mortgage to accelerate equity).The other REI’s are a different beast, a pure business model, and for that reason I find a lot simpler since less emotional investment. 

For the kitchen we need to upgrade to a stainless stove and dishwasher-the fridge is already a stainless french door model. 

If you start off, have a business model, a website and many many listings that are fresh.   

I'm not into flipping that's not our model, we buy and hold for cash flow.

Will look into that model for sure.

There's a lot packed into that model.

How many steams of income can I generate with your model?

I don’t have a lot of experience with DTI ratios but unless your situation changes a lot from now to then it should be forecastable.

It looks like a good deal with the BRRRR model.

One place is hard-money lending.Still, my concerns remain for hard money: try to get a couple deals under your belt so you can more accurately forecast costs and time frames.