That does not mean you just simply pay less, it will have effect on your entire investment (longer commutes to check on things, lets buyers / renters, more days on market, lower rents, lower appreciation, etc).You will still need about 30-50k in cash to make this happen (20-25% down, repairs, closing cost and other expenses so keep that in mind.You also said "cashflow from day 1".

Anthony,While I admire your hard work and commitment to pay off your debts, it seems with the refinancing of your BRRR you simply traded short term debt for more long term debt. 

I agree to what the other posts here had to say....just one point, I find that I  don't put such a focus on 3 times the rent, simply because it's  not a one size fits all, a single person has much much less expenses than a married couple with 3 kids.........I look at each situation individually 

But do it after 4/15, as we're underwater right now.You will probably not be able to find an accountant willing to simply review your own tax preparation.

One problem is strategies that work well in one part of the country simply won't work in another area.

I hate it but I usually eat the cost unless it's very easy to determine. 

College into first job is viewed differently than someone who simply wasn't working or attending college from 18  years old - 22 years old. 

Who is bringing the action will determine which mortgage will still be on the property after you buy or which other lenders may show up to bid to cover their junior mortgages. 

The 250 hour safe harbor is not the best determination.

But I know that there are more things than a hunch to determine if an investor is a real investor or just a fraud.