BRRRR, can it work?

If I want additional marketing for specific vacant units, how would we arrange that?

I'd be grateful for some opinions on the deal I'm currently contemplating to help give me confidence or to back away from it:Price: $260,000Rent: $2,5001% rule: 0.96%50% rule: $200 (I feel a 40% ($450) operating costs are more applicable here due to self manage and the property is only a few years old)Cash on Cash: 11.69%Annual cash flow while househacking (with cap ex/repairs factored in): will still cost me $9600 per year, but saves me $4000 for equivalent rent situation.

I'm curious how your arrangement with the cleaning company is handled?

Your agent will know what’s going on and don’t be naïve to think everything hasn’t been discussed and arranged with the seller’s agent.

If you'll truly be able to BRRR another property, you could just delay and do the co-op arrangement in 6-12mo. 

The only weird thing is not getting keys at closing, but I knew that and made arrangements before.

I have been contemplating between Arizona area and Bakersfield.

Ask about what the contract arrangement, how did they do on budget, time, what problems did they encounter and how did they overcome them, how was communication (daily, weekly) and in what format, what was the estimate of work, how did that estimate compare to other estimates.If you want to mitigate risk, then first you have to build a relationship with your contractor on less riskier projects. 

And I'm trying to understand what arrangements (and range) are more prevalent in mid-scale (say 1.5m post upgrade) real estate.