Just keep in mind you'll eat more in closing costs selling than a refi.

A C-D-or F class property will likely have a significantly higher ratio than an A class property, but those F class properties will come with many additional problems that can easily eat your theoretical cashflow projections alive. 

I have a tax person property taxes are my issue just eating up cash flow for me tbh.

Do you need to eat out??

I am looking to buy a 3mn property in philly right now. 2%+ each way, but/sell really eats into your returns

I don't have anything left over every month for luxury things like going out to eat, hobbies like fishing or even going to a movie.So I'm here looking to learn as much as possible about Real-estate Property Investing and trying to figure out if its right for me. 

Turnover costs for one unit per year (already low) might eat half of that, which leaves your verrrrrry little to offset the cost of a boiler, roof, HVAC, etc.

That would eat up any profit for a while if someone was renting the unit out. 

My strategy is to rent out room by room, which can usually net more for the house in larger 4-6 room houses. i've been searching for my first house hack for 6 months now. i've had three properties under contract, which have all fallen through at some point or another. one was about 8 weeks. i've put in quite a few offers on houses, but usually lose to cash offers.my problem is, the houses need to qualify for the conventional lending standards, and almost nothing will qualify in my price range. i lost that 8 week contract because the siding was damaged. i had about $1000 in that deal, just to get a bad appraisal that the seller wouldn't budge on. the other problem is, at 8% financing, that pretty much eats up quite a bit of the cash flow, and i'm just trying to cover the PITI every month. so of the few deals i can make offers on according to the numbers, i've gotta always negotiate, and its just a weak offer that has led me to my 0/3 deal score. haha.all this to say, would it be better to try to BRRRR?

If you are going in financed on both ends, closing costs are going to eat a significant amount of money.