Reality Check: Would You BRRRR a Cleveland SFR at 57% All-In to ARV?

[Charlie Green]

Just locked up a 3 bed/1 bath in Garfield Heights for $74k. Light-to-moderate rehab scope is $26k; ARV comps pin it at $160k. All-in ≈ $100k → 57 % of ARV.

Rehab highlights: roof only 8 yrs old, mechanicals 15–20 yrs. Biggest lift is kitchen + bath refresh and LVP throughout.
Exit: DSCR refi @ 75 % LTV, rate ~8.25 %, payment ≈ 1300 PITI. Market rent (CMHA voucher) is $1,550.
Questions for the hive mind:

1. Any hidden costs Cleveland rookies miss (water lines, point-of-sale)?

2. Would you still hold if rates hit 8 %+ by refi time?

3. Better to pay cash for rehab or wrap into hard-money draw?
   Appreciate any “gotchas”—I’ll post pics when demo starts.