Cash flow from day 1

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Hey everyone, my name is JJ — I'm excited to finally join the BiggerPockets community. I'm focused on BRRRR investing and building long-term cash-flowing assets. I've been deep in the numbers lately and studying deal structure, refinancing strategy, holding costs, DSCR loans, and return on equity. One thing I'm really curious about (and I want to learn from people doing this at a high level): 👉 Are investors actually still finding BRRRR deals that cashflow from Day 1 after ALL operating expenses? —not just PITI, but including management, maintenance, CapEx and vacancy reserves. It seems like a lot of examples online break even the first year and rely on rent increases over time. But I've heard that in certain markets, with the right purchase-to-rent ratio and rehab plan, some investors are still hitting $200+ monthly net cashflow from Day 1 even after refinancing. So I'd love to know from the experienced BRRRR investors here: • Are you still finding true Day-1 cashflow BRRRRs in 2025? • If so, what markets or price–rent ranges make them possible? • And what lender terms make the biggest difference (interest rate, LTV, DSCR, etc.)? I'm here to learn, share value, and network with like-minded investors. Appreciate any insight — and if you're doing BRRRRs at scale, I'd love to connect. — JJ

[Kerlous Tadres]

Hey JJ, good question. Day-1 cash-flowing BRRRRs still exist, but they’re rare and usually not on the open market. The people getting them are going off-market, solving messy seller problems, or buying in cash-flow markets like the Midwest, where you can still hit close to the 1–1.5% rent-to-cost ratio.
I'm in Ohio and I still see deals that cashflow after refi, but they usually come from distressed sellers or fixer-uppers most buyers pass on. DSCR works great if the terms are solid, sub-8% rate, good appraised ARV, 70–75% LTV, and a lender who uses market rents.