Hello! I’ve done a few flips, but haven’t necessarily hit any home runs yet, so I’m looking to pivot to BRRRRs. My current market is too high as well, so I want to look out of state. I’ve narrowed my search down to Kansas City or Akron/Canton, OH. Ideally I’d like to look for B class neighborhoods.
I’m looking to connect with real estate agents as well as property managers to get started. I’d like to work with people that can direct me to good neighborhoods and have connections with contractors and wholesalers.
Sounds like a smart pivot. Both markets you mentioned can work well for BRRRR if you focus on steady rental demand and neighborhoods with solid tenant bases. A good next step is to connect with a few local agents who already work with investors and ask them about rental comps and turnover rates in the areas you are targeting. At the same time, start interviewing property managers since they can give you a clear picture of what types of homes rent quickly and what areas to avoid. Building those two relationships early will make finding and holding the right property much smoother.
Sounds like a smart pivot. Both markets you mentioned can work well for BRRRR if you focus on steady rental demand and neighborhoods with solid tenant bases. A good next step is to connect with a few local agents who already work with investors and ask them about rental comps and turnover rates in the areas you are targeting. At the same time, start interviewing property managers since they can give you a clear picture of what types of homes rent quickly and what areas to avoid. Building those two relationships early will make finding and holding the right property much smoother.
Nice pivot, Josie. I've done flips and BRRRRs too, and I've found the BRRRR route usually sets you up better long term if the numbers line up. Out of state definitely has extra moving parts, but once you lock in a solid agent/PM/contractor team, it gets a lot smoother.
I agree on targeting B-class areas since they tend to attract more stable tenants and you’re not chasing constant turnover. The biggest tip I’d share is to really vet the PM and contractor side, since they’re the ones who’ll keep things on track once you close.
Just curious, are you leaning more toward chasing higher monthly cash flow right now, or building equity to recycle into more deals? Happy to keep the conversation going!
Hey @Josie Stephens! From my experience working with out-of-state investors, both markets you're looking at can work just in different ways. I'd recommend Akron/Canton if you're focused on true BRRRR numbers. You'll find B-class pockets with solid rental demand and price points where the buy-rehab-refi math actually works. I'd suggest looking around spots like Highland Square in Akron or the nicer parts of North Canton steady tenant base and good property manager coverage. Either way, start by lining up an investor-friendly agent and a property manager who knows which streets to avoid and has contractor contacts. From my experience, having that local team is what makes the difference between a smooth BRRRR and a rehab headache.
Hi @Josie Stephens, both Kansas City and Akron can work well for BRRRR, but they play out differently. Kansas City has more consistent rent growth and stable B class areas, while Akron tends to offer lower entry prices but can require more hands-on management. The key will be building a solid local team from the start. I would suggest connecting with agents who invest themselves, since they often know which pockets perform best, and then lining up a property manager who already has reliable contractor relationships. That will give you a smoother path when you are not local.
Hello! I’ve done a few flips, but haven’t necessarily hit any home runs yet, so I’m looking to pivot to BRRRRs. My current market is too high as well, so I want to look out of state. I’ve narrowed my search down to Kansas City or Akron/Canton, OH. Ideally I’d like to look for B class neighborhoods.
I’m looking to connect with real estate agents as well as property managers to get started. I’d like to work with people that can direct me to good neighborhoods and have connections with contractors and wholesalers.
I appreciate any and all advice or tips! Thanks!
Hey Josie, welcome to BP! Pivoting from flips to BRRRRs is a really smart move, especially if you're looking for long-term wealth instead of just quick gains. I know you mentioned Kansas City and Akron/Canton, but I'd definitely suggest taking a look at Columbus, Ohio as well. I moved here from Portland in 2020 to start investing and now own 10+ rentals, and it's been an amazing market for BRRRR deals. The macroeconomics are strong—population is growing, job growth is on fire, and we've got huge employers like Intel, Amazon, Google, Facebook, Honda, Microsoft, and LG investing billions here. Even with all that growth, it's still affordable compared to a lot of metros, with plenty of B-class neighborhoods where you can pick up properties in the $120–180K range, hit the 1% rule, and force equity through renovations. The appreciation upside has been really strong too. For out-of-state investors, the key is building a solid local team—PM, contractors, agents, wholesalers—so you're not flying blind. Columbus is landlord-friendly, which makes management a lot smoother, especially if you're doing BRRRRs. Happy to connect and answer any questions you have!
Hi Josie, welcome to the BRRRR strategy! Pivoting to out-of-state markets is smart when your local market is too competitive. For B-class neighborhoods, focus on areas with stable rental demand, low vacancy, and solid cash flow potential. Connecting with experienced local agents, wholesalers, and property managers is key—they can point you to off-market deals, reliable contractors, and neighborhoods primed for growth. Happy to share some of the tools I use for analyzing neighborhoods, tracking rehab projects, and managing cash flow if that would help!
Hello! I’ve done a few flips, but haven’t necessarily hit any home runs yet, so I’m looking to pivot to BRRRRs. My current market is too high as well, so I want to look out of state. I’ve narrowed my search down to Kansas City or Akron/Canton, OH. Ideally I’d like to look for B class neighborhoods.
I’m looking to connect with real estate agents as well as property managers to get started. I’d like to work with people that can direct me to good neighborhoods and have connections with contractors and wholesalers.
I appreciate any and all advice or tips! Thanks!
I have never hit a home run besides hooking up with my wife but I have scored a lot of runs hitting singles and doubles in real estate
@Josie Stephens Welcome. If you land on Ohio, my office is in Akron and I know the area. Akron is a smaller market than its northern neighbor, and Canton is even smaller than that. You will have more options of B areas in Akron and the surrounding area than Canton, simply due to the population and demographics.
Josie, we fund a lot of deals in OH. For the renovation loan, we have up to 100% financing. You can borrower up to 65% ARV with no flip experience. Once you need to refi into the 30 yr fixed loan, we can do that with no seasoning, that way you can turn your money over faster into the next deal without waiting.
Great move pivoting from flips to BRRRRs, Josie. Out-of-state investing can really open up stronger cash-flow markets compared to high-priced local ones.
When you’re narrowing down between markets like KC or Akron/Canton, I’d recommend looking at:
Rent-to-price ratios (at least 1%+ after rehab)
Landlord/tenant laws (some states are much friendlier)
Local Section 8 payment standards (a hidden edge a lot of BRRRR investors overlook)
Having investor-friendly property managers and contractors lined up early is key, since they’ll be your eyes and ears on the ground.
To what end? Expensive markets lead to higher profits. There really aren't "bad" markets to invest in, it's a matter of using a strategy and reasources that match the market you are in.
Can you explain why a BRRRR doesn't work in your market? Is it lower rents on the back end? What about pivoting to MTR or STR- combining those with the STR loophole can create crazy profits where there didn't appear to be any on first glance.
Hello! I’ve done a few flips, but haven’t necessarily hit any home runs yet, so I’m looking to pivot to BRRRRs. My current market is too high as well, so I want to look out of state. I’ve narrowed my search down to Kansas City or Akron/Canton, OH. Ideally I’d like to look for B class neighborhoods.
I’m looking to connect with real estate agents as well as property managers to get started. I’d like to work with people that can direct me to good neighborhoods and have connections with contractors and wholesalers.
I appreciate any and all advice or tips! Thanks!
Not everyone keeps their profile up to date (mine is missing at least my last 2 acquisitions), nut of the responders only @Jimmy Lieu and @Corby Goade seemed to have a brrrr in their profile and they appear to be local BRRRR.
I upvoted Corby because what defines a good RRRRR market? To me it is the market that I can add the most value for the least amount of money. This typically is not the cheap markets. Corby basically is indicating to start in your local market which is basically what this post is saying but with referencing examples and experience.
Just over a year ago I rehabbed a unit with after ARV of over $2k PSF. I added a half bathroom out of existing space. Per comps this half bathroom added ~$50k of value. How much would adding a half bathroom out of existing space add in Akron? I suspect my half bathroom added at least 5 times the value it would add in Akron It may have cost me 50% more (virtually all in labor costs), but my return on that value add is in a different league than it would be in Akron (nothing against Akron - you can substitute any low cost market for Akron).
In my experience there are 2 things required to extract your investment upon the refi 1) the rehab has to be extensive. Items like paint, new flooring, maybe new windows will not get you close. 2) high value areas. Areas that you can add value far over 2 times the cost of the rehab. To be blunt, I think a full extraction of value in a low cost Midwest market is nearly a unicorn at this time.
When I do a rehab, I am at the property virtually every day. I catch issues early. I communicate with the contractors. I make design and finishes decisions. Rehabs require work and over sight. They sometimes require heroics. My last rehab I had 2 separate contractors that did not complete their commitment (unusual and the second was the replacement for the first).
I did not see a single property in the profile of the people that posted in this thread that appeared to be a remote brrrr. I do not believe I saw a single remote rehab (but I was concentrating on looking at brrrrs). Doing your first brrrr remote is not something I would recommend. In addition, I question why you think your local market cannot work for a brrrr. High value markets are the superior market for a brrrr. Your local market is the superior market for your first (and second) brrrr.
I am fairly aware of what is going on in my RE market and I will say that most of the investors that were doing brrrrs a few years ago are not doing brrrrs today. Mostly I see newbies with poor underwriting trying brrrrs in my market today. A lot of the experienced brrrr investors have transitioned to flips. I have mostly taken a pause (still make offers but not on a brrrr). Why? It is because after the high LTV refi to extract as much value as possible, the cash flow (virtually always negative in my market with accurate underwriting) does not justify the hold. An exit after the rehab achieves the highest return. The hold reduces that return. Make sure you do underwriting as both a flip and a brrrr. It is my belief that in virtually every market the flip will have the better return.
I do not know your market. I am not a RE agent or lender (yet?). I have nothing to gain by telling you that you should start in your local market. Note how this differs from many of the posts that scream my market is best, look at my market. Note I am not stating anything about the quality of any of those markets, but a remote first brrrr is very risky and full of challenges.
Look at my profile (it is missing at least my last 2 acquisitions). You will see quite a few local brrrrs. I am reluctant to do a remote brrrr even though I have done a lot of rehabs (3 large ones between last April and this February).
I cannot state strongly enough that I do not recommend your first brrrr be remote.
Both can work, but don’t pick the market first, pick the team. Write a tight buy box, then interview 2–3 investor agents and 2 PMs in each city who actively work C+ to B areas; ask them for recent rent-ready comps, streets they avoid, contractor referrals, and one deal they’d buy today. Start with light‑rehab BRRRRs only, have PM pre‑approve target rent before you offer, and test your GC on a small scope. Next step: send your one‑page buy box to five agents/PMs across KC and Akron/Canton and see who brings you a deal that actually pencils.
Both can work, but don’t pick the market first, pick the team. Write a tight buy box, then interview 2–3 investor agents and 2 PMs in each city who actively work C+ to B areas; ask them for recent rent-ready comps, streets they avoid, contractor referrals, and one deal they’d buy today. Start with light‑rehab BRRRRs only, have PM pre‑approve target rent before you offer, and test your GC on a small scope. Next step: send your one‑page buy box to five agents/PMs across KC and Akron/Canton and see who brings you a deal that actually pencils.
That is such great advice! Exactly what I was looking for. How and where to start and what questions to ask the agents! I've done two flips out of state, and I have learned your team can make or break it. I've had experience with amazing contractors that understand they are my eyes and ears and get the work done, to ones that fully take advantage of the fact that I'm not there to check on them daily! Thank you for your help, its much appreciated!
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