Is BRRRR dead with institutional lenders?

My brother is a divorce attorney, so I do have access to great leads that I keep hearing from him, but I don't have enough cash to close on anything meaningful.

@Javier Esquivel holding or selling would depend on what the property would rent for, what type of debt can be placed on the property and at what cost..Let's look at the numbers.value $117K75% ARV $87,500(Assuming this is lenders LTVRepairs $35Kall in after purchase is $68K(Depending on closing costs etc...)If the property would rent for a minimum $1400 I would hold as the property will cash flow and I would have the ability to take out all of my initial investment after lenders seasoning period.Delay finance at $75K @ 6% 30Yr Am P/I($500)\cash flow $200 per month at 50% expense ratioyou'll have $0 money into the deal with cash flow and around $42K in equity.This would be a no brainer hold for me.All the best!

Many lenders will not do a DSCR loan unless cash flowing.

The first question is can I buy more properties that will cash flow? 

The lender does earn a return.

Are you cash flowing the property?

The decision about the cash out refi all depends on the different terms from the lenders.

Any tips to get a better rate or deal from lender ? 

Looking to hear your insights on what makes a lender great (or not-so-great)!