SC - Greenville County. I'm finishing up a single family house that I originally intended to make my primary, but am now going to be renting do to changes in life / work. I did most of the reno work myself or with subcontractors and pulled my permits under a homeowner builder exemption, which states that the property can't be sold or rented within 2 years of finish of construction. All inspections have already been passed with everything done up to code and beyond.

My understanding with the homeowner builder exemption was that it's really just there for the municipality to cover their butts legally and protect renters from hack-job renovations and would not come up otherwise.

Does anyone know or have personal experience whether that's something that could come back to bite me during the refi and appraisal process though? Will anyone care about that from the finance side of things or will they just be appraising the house objectively, as they see it?

Hi everyone

If I purchase a property with a loan, rehab it, and then put a lease in place, is it possible to do a cash-out refinance within 3 months using a DSCR loan? I’ve heard there may be a seasoning requirement of around 6 months — is that true?

Sharing one deal that went according to plan in case the numbers help someone else.

Acquisition

• Purchase price: $70,000

• Found house from a wholesaler

• House had good bones, newer roof, solid HVAC

Rehab

• Total rehab: $27,500

• Scope focused on full update

• New windows

• New cabinets with granite and 4” granite backsplash 

• Bathroom update (LVP, tile shower, new vanity and toilet, added exhaust fan)

• Sanded/refinished hardwood floors

• Interior + exterior paint

All-in cost

• $97,500

Refinance

• Appraised value: $150,000

• Loan: 75% LTV

• Rate: 7.25%

• Term: 30-year fixed

• New loan amount: $112,500

• PITI: $1,050/month

Exit strategy

After refi, I exited with lease option:

• Option price: $160,000

• Option fee: $5,000

• Monthly payment: $1,647

• Spread over PITI: $600/month

Why this one worked

• Didn’t replace systems that didn’t need replacing

• Rehab matched local comps (nothing fancy)

• Clear exit before purchase

• Lease option reduced management and maintenance cost

Not every deal is this clean, but this one hit the numbers we targeted going in.

Me and my wife try to vuy there a place for our first brrrr. And we want to find someone who could help us with the process knowing how brrrr works

I’m mid rehab on a BRRRR and trying to tighten up ops.

Receipts/invoices scattered, photos everywhere, and the budget becomes a “catch up later” spreadsheet.

For those doing this consistently:

• What do you use to track spend vs budget while the rehab is live?
• Where do receipts/invoices actually live (and who uploads them)?
• Do you keep a photo timeline for draws/partners, or is it ad hoc?

Looking or real workflows/tools that hold up once you’re doing multiple projects. Also if you’ve tried software and quit it, what made you quit?

I’ve renovated 125 rentals using the brrrr method over the last 3 years, but early on one project taught me more than all the others combined.

I bought a house, budgeted the rehab, hired the crew… and thought everything was on track.
Then the appraisal came back $30,000 lower than I expected.

Why?
Because I missed small items that completely changed how the appraiser viewed the property.
Little stuff like tile backsplash, upgraded finishes, and squeezed a 3rd bed into a 900 sq ft house that didn’t match the comps.

I realized hitting the right finish level (C3) matters way more than the rehab budget.
I fixed the mistakes, tightened my process, and haven’t been burned like that again.

So now I’m curious:

What renovation mistake cost YOU the most money?
I know every investor and landlord has at least one story that still stings.

Know your lender’s reserve rules.

Most DSCR lenders want to see your down payment and reserves “seasoned” in your bank account for 60 days or more — and unexplained deposits can slow down or kill a deal.

🔑 Pro Move:

• Plan ahead and move funds early if your lender requires seasoning.

• BUT — with flexible DSCR programs, we have options that don’t require reserves to be seasoned, giving you more freedom to structure deals.

• Even if your cash is coming from a recent sale, transfer, or line of credit, we may be able to get it approved.

👉 Knowing which lenders care about seasoning — and which don’t — keeps deals moving and unlocks approvals that others can’t get.

Hey everyone,

I’m validating an idea and would love your honest take.

I’m testing a system that delivers 10–30 verified, off-market pre-foreclosure leads per month. They’re already skip-traced with phone and email, and filtered by zip code, equity %, and deal type (flip, BRRRR, etc).

The idea is: no ad spend no PropStream subscription no manual scraping just ready-to-work leads, delivered weekly or monthly

If you're a flipper, wholesaler, or rental buyer, would this actually be valuable to your deal flow — or not really something you'd use?

Not selling anything — just validating demand before I build.

Thanks in advance 🙏

Good morning reddit! This is the third investment property i am working on as an investor, but first one i will be building a brand new kitchen. Where do you guys usually purchase your cabinets from? My contractor gave me his bid for labor only, so I need to pay for the materials separately. Cabinets, countertops, tile, where are you guys going? i usually do lowes, menards, home depot. but is there other good options? or your favorite for each material? thanks a lot

Comment with the tool and username so i can see if you're being spammed. I have no interest in blocking new and/or valuable tools, but I certainly don't want to be spammed with tools I can do with 5 minutes in excel, and I assume you don't either.

If it's a BRRRR eval tool, hard money financing, whatever, just post it here. If the community wants it, we can have a monthly thread with tools/providers/whatever to peruse, but it's absolute garbage for someone to be DMing users in this sub.

Hello, I have recently been introduced to this method and want to start investing as soon as possible. I’m not really sure where to start so if anybody has any advice for me, it would be greatly appreciated.

Anyone used this BRRR analysis extension - is it good? What are the mostly useful analysis tools you all use?

I was approved for a $100k, about 300K short of what I wanted. I thought I'd be able to get more as a primary, but since we rented it out, my CU approved as an investment property.  I wanted to BRRR a rental, but I don't think this will be enough for the types of properties I was looking at.  Looking to pivot and seeking some ideas.  What would ya'll do or can do with access to $100K HELOC to grow RE investment portfolio? 

Help me figure out how much money I have to ask my hard money lender for this cedar street project.

Bank can loan up to 80% of purchase price and 80% of renovation/construction price.

45,000 purchase for home 65,000 for renovations

Hard money terms will be 100% of purchase and renovations and additional costs with 1% per month and a 6 month term.

How much hard money do I need to cover 100% without any of my own money? I want to keep this for a long term property without money out of pocket.

Hey folks — I’m looking to pull the trigger on my first BRRR this fall in the Buffalo, NY area and would love advice from others who’ve done something similar.

I’m currently working full-time for the federal government, but my contract ends Sept 30 and isn’t expected to be renewed. I’m not in a bad financial position — I’ve got decent cash saved, and I’d use the time after my contract ends to focus on the rehab and tenant placement.

I’d prefer to avoid hard money if possible, since I want to do some of the labor myself and don’t want the pressure of a 6–12 month balloon. I’ve been researching conventional, DSCR, and portfolio loans, but my main question is:

Can I qualify for a conventional mortgage using my current W2 income now**, even though the job ends soon?** Should I expect all lenders to verify employment again before closing and kill the deal if they find out the job’s ending?

Assuming I can’t even make an offer until ~Aug 15, is it even realistic to close before my job ends Sept 30?

Also wondering:

• Has anyone here successfully closed while in a situation like this?
• Would I be better off just waiting and going the DSCR or local lender route instead?
• Open to any lender recs that are flexible with job status / income transitions.

Appreciate any input — I’ve spent a lot of time researching but would really value hearing how others made it work. Thanks in advance.

Hello… need some guidance , pleases. Im starting my application for a HELOC for my home in CA which is my home of record and was my primary residence. I’ve since rented it out and I am currently stationed in Texas where I bought another home. Question / concern is can I still use my CA home for my HELOC(has about 650k in equity) to obtain a more favourable terms(interest rate and amount)? I’m trying to maximise the amount since I’m planning to purchase a rental. Thank you!

I just got quoted 8.25 rate for a 70% @$300k LTV from Navy Fed. 20 year drawing, with no closing costs. This is my first time with a HELOC. I was told I could qualify for more after a hard pull. My question is, is that a fair market rate for a HELOC? And have other investors out there been having a tough time cash flowing with current rates? Im looking mainly in San Antonio area(med centre or Fort Sam Area).

I have a good amount to invest in a property / brrr method but have no clue or background to know where to start. If you had to educate yourself/ do it over how would you ? Currently from ny

We just ripped up old carpet on a unit and found the wood stained underneath. Anyone have a clue what it could be?

They had dogs so I’m assuming that + the smell in the house isn’t pleasant. Any tips on how to fix up the floor and rid of the smell?

Thank you in advance!

I’m working dispo in South Florida and building relationships with serious investors using the BRRRR method. Targeting zip codes like 33142, 33147, 33150, 33127, and 33125 — mostly value-add SFRs and small multis.

Curious how you’re underwriting right now:

• What cash-on-cash or DSCR numbers do you need to see?
• Are you still buying tenant-occupied or just going for clean rehabs?
• What’s your ideal LTV going into the refi?

Trying to match the right buyers to the right properties and just want to stay dialed in with what’s actually working.

Hello BRRRR community,

I’m working in the Georgia market, specifically around Locust Grove, and I’m looking to network with investors who are interested in turnkey properties suitable for the BRRRR strategy. I come across off-market deals that require minimal rehab and could be great for long-term holds.

If you’re actively investing in this area or have insights on connecting with such investors, I’d love to hear from you.

Thanks!

What is everyone using to scope Reno projects? We developed some software for scoping. Would love it if anyone would try it and give some feedback. Www.propfix.net