I ran the numbers in regards to the taxes, property management, insurance, vacancies, and repair fund and the property was making 34k/year before a profit maximization plan as 8 of tenants have lived there for more than 6 years.3.

I ran a report with sample inputs and I don't see how the numbers add up.My Refi amount is $105,000 and I've calculated my All-In Cost based on the sample data below to be:$100,000 Purchase Price$10,000 Estimated Repairs$5,000 Closing Costs$1,600 Points$2,000 Refi Fees$4,651.45 Holding Costs = $123,251.45 To my understanding, my Total Cash Invested would be: $123,251.45 - $105,000 = $18,251.45However, the BRRRR Report figure in the image below is $12,280.34What am I misunderstanding or missing?

-no bank loans-. a big reason I am considering this is because currently I am in the ghetto currently and man it sucks with a capitol S for a multitude of reasons. my bills all in run about 700 currently after that I am free and clear that is how we are saving so much, but the stress of living here takes its toll. and I am not willing to move until I own a duplex I would rather eat dirt then not hit our goals and make our dreams come true of truly owning our lives and time.I would just get a mortgage but due to all my income currently being from my GI bill stipend it is not considered permanent, thus rendering me unable to get a conventional mortgage, and due to her culture until we are married. which we are putting off until I am done with school because of how rough engineering is we don't want to get a mortgage in her name. making all other options pretty difficult making this one an actual viable option to do.I have done the math with out saving rate, and how it would increase when we bought the duplex. by doing this we could have two duplexes with large amounts down mixed with my student loans in a working class area by the time I graduate making cashflows well over the amount I need to pay the loans and then some, then use my va loan for the third and rush to pay those student loans off. doing this with at least this first one if I never used student loans again would make my housing situation infinitely better and help us save and invest even more then. and I wouldn't have to sleep with my gun under my pillow every night. so I am really sold on doing it once so far sense I don't have many other options and am in a unique situation.I am really moving towards doing it just this once. and seeing how it goes before I do it again. what do you all think?

I made a couple tweaks to it since I ran my numbers listed above.

I ran into an issues trying to get financed and the banker wanted me to wait until after this years tax return, but I will update when I get more info.

Have a credit facility with a bank or investment banker relationship make the loan then collatarlize the loan with your credit facility ( back fill) rinse repeat.. usually you need 10% to 20% of your own money in each deal.. this is how I ran my HML I had bank credit facilities and had 20% of my own cash in each deal.4.

One of the pitfalls I ran into was communication. 

When I ran the numbers using a 25% down payment i got a cap rate of 9.7% and CoC of 19.9%.Here is the problem, I figured I would qualify for a conventional loan.

I ran into this same issue in Colorado Springs, CO.

I have laminate, cultured marble, corian/solid surface, and granite at various locations.