Is the 20% down payment driving factor behind the negative CoC return?

1) When you BRRR a single family home - it has NEGATIVE cashflow while you're renovating it (it's not producing income because it's not rented)When I BRRR apartment buildings nowadays - it cashflows on Day 1.

The effort it would take to locate, pick-up, re-finish, etc would negate a lot of the savings.

Now, you will likely have a bit of negative cash flow on the property you did the refi on, so setup a reserve fund.

Hey BP, I need your advice. I am under contract for a duplex where there is a renter in one of the units and I would live in the other. The rent role is $1900. The inspection showed some issues, which the seller is wi...

Most loans loosely track the 10-year T-bill and the rate on that has been consistently dropping despite a relatively robust equity market, there’s even talk of rates going negative without the Fed actually pricing them below zero itself.So, in terms of interest rates at least.... probably safe after 5 years.

My problem is that I don't know what to estimate for water expenses, and this variance can turn a potential cash-flow positive property into a cash-flow negative property.I have rented in the city for years, but only recently did I have to start paying for my own water. 

Just remember: most negative reviews are written by problematic tenants.

But some of the best real estate investors take the negatives of Section 8 housing that warrant higher rents, and turn them into higher profits.If you decide to invest in Section 8 housing, make sure you understand the advantages and disadvantages, and have a solid plan to make a profit.

Aggregation of properties that Charles mentioned does NOT create the negative side effects that he alluded to, but this is too technical to discuss here.5.