The house has already been renovated and is in a good neighborhood in town.

I am looking for 80-100k to rehab then refinance in B to C+ neighborhoods (If that exists there).

I introduced myself a few months ago with a short story on my BRR GRAND SLAM property in a neighborhood that became a hipster paradise shortly there after.

Just be selective with the neighborhoods you choose.

Everything in my neighborhood is at "retail pricing" and won't cash flow a dime.

The BRRR method that BP promotes is a great one, and is almost the only way to make a grade A neighborhood home cashflow.

I've worked with this population in the past and the majority live in C or D class neighborhoods.

Using your analogy with the 2/1, you need to find it for lets say ~130k and it needs 70k worth of repairs/remodeling to give you an APR in the 250-300k range and make sure you can rent it for >2k a month. in order to make the greatest cash flow you need to find the most rundown houses to fix, or go on the less desirable areas. unfortunately that's where the majority of investors are as well. i'll give you an example of one i just completed. it is in an up and coming neighborhood. some parts are scary, while new construction of luxury townhouses are within a block. it's a duplex with a 3/1 and a 2/1 (i know i said i wouldn't usualy get these, but it was a really good deal).

For under 250k all in I think you could get something in or around Point Breeze or Brewerytown and possibly be able to see some potential appreciation with how those neighborhoods and the surrounding areas are currently trending.

Have you always lived in B+ or better neighborhoods?