The BRRRR strategy

Indianapolis, Indiana
Guru, Book, & Course Reviews
3moFollow

The BRRRR strategy

Adonis Flores
New to Real Estate · Indianapolis Area · Member since 2026 · 12 posts · 3 votes

Newbie here I'm a nurse that works SWO and plan on starting with the BRRRR strategy I have figured out the math part and I am thinking about putting in sweat equity into the first property. Should I look into a mentor for guidance?

2Reply
1,914 views

Most Popular Reply

Stuart UdisPro Member
Attorney · Philadelphia · Member since 2018 · 2k+ posts · 3k+ votes
3mo

When I hear posts from new investors interested in any investment strategy let alone the BRRRR strategy who "have the math down" I immediately view that as a red flag because it's not about knowing the math, it's about knowing whether the inputs are accurate. Anyone can manipulate a spreadsheet to make the numbers appear however they need them to look to present a BRRRR transaction favorably. What matters is whether the inputs are accurate and secondly, whether the inputs create a sustainable property operation. Money out and money immediately back in is what happens more times than not and that's because the entire renovation process is designed to prioritize the return of capital. Capex that's not prioritized by an appraiser is left deferred and as soon as the tenant moves in the failing or failed system needs replacement. That's the part of the BRRRR that doesn't get nearly enough attention during underwriting.

[email protected]
5Reply
See this reply in the discussion

25 Replies

Jump to latestLatest
  • Theresa HarrisPro Member
    Member since 2019 · 15k+ posts · 11k+ votes
    3mo

    Change the name in your post from placeholder placeholder or people are less likely to reply.

    Do you have any reno experience?  If not, start with something simple-ie a place that needs some paint or new flooring otherwise you will quickly get in over your head and spend a lot of money and time.  also as you are in Indianapolis-be careful.  Cheap houses may look good on paper, but will cost you more than you think between lower quality tenants, turnovers and damages.

    0Reply
    • Adonis Flores
      OP
      New to Real Estate · Indianapolis Area · Member since 2026 · 12 posts · 3 votes
      3mo

      @Theresa Harris thank you for the information and I appreciate it greatly! I'll change the name, I do have renovations experience such as demo, flooring, painting, etc.. and I'm not necessarily investing in the Indianapolis area but in the surrounding areas, Indianapolis definitely has some rough homes, I'm looking for something inbetween rough and needing a few updates. 

      0Reply
  • Stuart UdisPro Member
    Attorney · Philadelphia · Member since 2018 · 2k+ posts · 3k+ votes
    3mo

    When I hear posts from new investors interested in any investment strategy let alone the BRRRR strategy who "have the math down" I immediately view that as a red flag because it's not about knowing the math, it's about knowing whether the inputs are accurate. Anyone can manipulate a spreadsheet to make the numbers appear however they need them to look to present a BRRRR transaction favorably. What matters is whether the inputs are accurate and secondly, whether the inputs create a sustainable property operation. Money out and money immediately back in is what happens more times than not and that's because the entire renovation process is designed to prioritize the return of capital. Capex that's not prioritized by an appraiser is left deferred and as soon as the tenant moves in the failing or failed system needs replacement. That's the part of the BRRRR that doesn't get nearly enough attention during underwriting.

    [email protected]
    5Reply
    • Adonis Flores
      OP
      New to Real Estate · Indianapolis Area · Member since 2026 · 12 posts · 3 votes
      3mo

      @Stuart Udis I would assume knowing what needs to go in the home such as how much dry wall, paint, how much nails, etc isnt easy to manipulate on a spread sheet, i plan to add things to homes that are cost effective that double the value in a sense. Such as new siding can double the homes values with some fresh landscaping. 

      0Reply
    • Adonis Flores
      OP
      New to Real Estate · Indianapolis Area · Member since 2026 · 12 posts · 3 votes
      3mo

      @Stuart Udis and when it comes to big purchases like a new roof, water heater, and all the important things that's where I would put the money in, because like you said sustainability is key. 

      0Reply
  • Chris SeveneyBusiness Member
    Moderator
    Investor · VA · Member since 2015 · 21k+ posts · 19k+ votes
    3mo
    Quote from @Adonis Flores:

    Newbie here I'm a nurse that works SWO and plan on starting with the BRRRR strategy I have figured out the math part and I am thinking about putting in sweat equity into the first property. Should I look into a mentor for guidance?


    I always recommend that if the person does not have renovation/constrcution or real estate experience to start with a turnkey rental first. That way you can see what it is like to have real estate with less risk than a BRRR. Then from there determine if it is the business you want to be in, it can be lucrative but its not all rainbows and unicorns.

    7e investments53 Reviews
    WebsiteView Page
    0Reply
  • Alfath AhmedBusiness Member
    Real Estate Agent · Columbus, OH · Member since 2022 · 1k+ posts · 1k+ votes
    3mo
    Quote from @Adonis Flores:

    Newbie here I'm a nurse that works SWO and plan on starting with the BRRRR strategy I have figured out the math part and I am thinking about putting in sweat equity into the first property. Should I look into a mentor for guidance?


    Read the BRRRR book by david greene and just honestly go for your 1st deal. Just but at 75% ARV. Find a good realtor - have him connect you with HML, contractor, and property manager.

    Build SOW, go to lowes and get materials and learn from your mistakes. 

    [email protected]614-802-5698
    ReafCo | Ahmed Group 539 Reviews
    WebsiteView Page
    0Reply
    • Adonis Flores
      OP
      New to Real Estate · Indianapolis Area · Member since 2026 · 12 posts · 3 votes
      3mo

      @Alfath Ahmed  I do roofing and siding sales and been a part of many projects, I know how meticulous it can be from start to finish. I think where I could have a problem is wanting to do to much and save on labor and not contracting out stuff to save time 

      0Reply
    • Jaron WallingPro Member
      Rental Property Investor · Indianapolis, IN · Member since 2018 · 4k+ posts · 4k+ votes
      3mo
      Quote from @Adonis Flores:

      @Alfath Ahmed  I do roofing and siding sales and been a part of many projects, I know how meticulous it can be from start to finish. I think where I could have a problem is wanting to do to much and save on labor and not contracting out stuff to save time 

      I'd leverage the heck out of any contractors or connections you have with your 9-5. Those exterior projects are good value add projects (key for BRRRR) and major deterrents for prospective buyers (which you want). If you're aiming to BRRRR a property in Indy get that into your mind. If it's nice and shiny with new paint and flooring you're walking the wrong listing.

      The last house we remodeled (flipped) needed everything. You couldn't walk through the backyard the landscaping was so overgrown. I saved at least $3k cutting down the mess and loading a dumpster myself. My Dad and I did 10hrs of work and I'd do it again because it was good exercise and sometimes the "math isn't mathing". 

      0Reply
  • Ryan RomingerBusiness Member
    Real Estate Broker · Indianapolis, IN · Member since 2018 · 340 posts · 144 votes
    3mo

    A mentor can definitely help, especially on your first BRRRR deal. You can also do research on your own. Since you're planning to put in sweat equity, just make sure the renovation scope and timeline are realistic so the numbers still work.

    [email protected]317-935-0075
    Intrigue Real Estate & Property Management4.6285 Reviews
    WebsiteView Page
    0Reply
    • Adonis Flores
      OP
      New to Real Estate · Indianapolis Area · Member since 2026 · 12 posts · 3 votes
      3mo

      @Ryan Rominger definitely believe getting a mentor will help, most ask for an arm and a leg but I want to start with 900 - 1200 sq ft homes. 

      0Reply
    • Jaycee GreenePro Member
      Real Estate Consultant · St. Louis MSA · Member since 2024 · 3k+ posts · 727 votes
      3mo
      Quote from @Adonis Flores:

      @Ryan Rominger definitely believe getting a mentor will help, most ask for an arm and a leg but I want to start with 900 - 1200 sq ft homes. 

       Hey @Adonis Flores! Are you targeting a certain area/neighborhood of Indy for your investments? Perhaps the Near East Side or Tuxedo Park?

      [email protected]
      0Reply
    • Adonis Flores
      OP
      New to Real Estate · Indianapolis Area · Member since 2026 · 12 posts · 3 votes
      3mo

      @Jaycee Greene believe it or not I was on your mentorship village page yesterday planning on doing a call, crazy that you wrote on my post today, but I was looking at the Lebanon, Frankfort, and surrounding areas.

      0Reply
    • Jaycee GreenePro Member
      Real Estate Consultant · St. Louis MSA · Member since 2024 · 3k+ posts · 727 votes
      3mo
      Quote from @Adonis Flores:

      @Jaycee Greene believe it or not I was on your mentorship village page yesterday planning on doing a call, crazy that you wrote on my post today, but I was looking at the Lebanon, Frankfort, and surrounding areas.

      @Adonis Flores Ha, that's funny! I'll send you a DM, but I also have to suggest you connect with another Indy poster on here, @Kerry Noble Jr!

      [email protected]
      0Reply
    • Adonis Flores
      OP
      New to Real Estate · Indianapolis Area · Member since 2026 · 12 posts · 3 votes
      3mo

      @Jaycee Greene awesome thank you! And I'll connect with him, there's a lot of opportunities on the area where I am looking at due to the Elli Lilly facility and Meta Data center being built. 

      1Reply
  • Garrett CrosbyPro Member
    Real Estate Agent · Los Angeles, United States · Member since 2021 · 392 posts · 162 votes
    3mo

    A mentor can absolutely accelerate your first deal, but don't let "find a mentor" become the reason you delay taking action. I've done fix and flips and buy & holds, and the biggest jumps in my own numbers came from doing a deal, not from more prep.

    One data point for you: my first flip out of state cost $123k, I only had about $5k of my own cash in it after financing, and it sold for $300k. The math worked because I was conservative on the renovation scope - solid and marketable, not perfect.

    Since you're planning sweat equity, make sure your labor is actually reducing your cash out of pocket and not just saving contractor markup you'd have gladly paid for speed. Time is a cost too, especially working full shifts as a nurse on top of this.

    Get a second set of eyes on your first deal - a paid mentor, an investor-friendly agent, or an experienced BRRRR investor willing to sanity check your numbers before you're under contract. That's cheaper than a mistake.

    [email protected]
    0Reply
    • Adonis Flores
      OP
      New to Real Estate · Indianapolis Area · Member since 2026 · 12 posts · 3 votes
      3mo

      @Garrett Crosby thanks for the information man I GREATLY APPRECIATE it. I do want to maximize the return but I don't think it might be possible if I want to do a lot of the work myself, definitely contracting the work will be more effective of time. I will look into a mentor for sure. I have noticed that time management and having things in the home that minimize maintenance is importance. 

      0Reply
  • Adonis Flores
    OP
    New to Real Estate · Indianapolis Area · Member since 2026 · 12 posts · 3 votes
    3mo

    I definitely believe getting a mentor will help, most ask for an arm and a leg but I want to start with 900 - 1200 sq ft homes. 

    0Reply
  • Jeff Roth
    Real Estate Consultant · Ann Arbor, MI · Member since 2022 · 466 posts · 257 votes
    3mo

    Hi from Indianapolis, Indiana-

    Great question! You are a nurse and ready to get started in real estate investing with the Buy, Rehab, Rent, Refinance, and Repeat method and wonder if you should look for a mentor for guidance.

    This is wise. Even if you plan to put in some sweat equity and help personally, it is a good idea to look for an experienced investor or investor friendly Realtor locally that can help you avoid costly mistakes.

    To Your Success!

    1Reply
  • Travis TimmonsPro Member
    Rental Property Investor · Ellsworth, ME · Member since 2021 · 1k+ posts · 2k+ votes
    3mo

    @Adonis Flores I've mentioned this in another recent post, and I promise that I'm not picking on you. I was in the same spot. Look up the Dunning Kruger effect. You are at the peak of Mount Stupid on your way to the Valley of Despair. You just don't know what you don't know yet. It's a lot harder than you think.

    And this irks me bc I see it a lot. You mention wanting a mentor. Someone like @Stuart Udis is the exact type of person that you should seek mentoring and advice from. The guy is a skilled operator with loads of experience doing value add, development, traditional rentals, etc. When he gave his free advice, you essentially responded with a "Here is why I am right" post. 

    I got started with a live in flip. It's lower risk, gets you into a better neighborhood/tenant pool, and requires so much less cash up front. I have very limited information, but if you were to ask me (making some assumptions), I'd suggest looking into that over doing a BRRRR on a cheap property.

    1Reply
    • Adonis Flores
      OP
      New to Real Estate · Indianapolis Area · Member since 2026 · 12 posts · 3 votes
      3mo

      @Travis Timmons thanks for the information! I have heard getting into, I'm not saying I'm right by any means, and I do accept the criticism, c'mon I'm a newbie saying I could conquer something crazy with the a first swing, I highly doubt it, but I do have is attention to detail, the perseverance to accomplish anything I set my mind too, I'll fall 1,000 times and stand back up 1,001. Ill appreciate the advice of starting something simple to being with and see where that takes me, but I love a challenge! 

      0Reply
  • Kerlous TadresBusiness Member
    Realtor · Columbus, OH · Member since 2023 · 1k+ posts · 1k+ votes
    3mo

    Having someone who has already done a BRRRR walk you through your first one will save you way more money than the mentorship costs.

    [email protected]614-490-1163
    Kerlous Tadres | Reafco Real Estate541 Reviews
    WebsiteView Page
    1Reply
  • Vijay FriedmanBusiness Member
    Miami, FL · Member since 2026 · 766 posts · 123 votes
    3mo
    Quote from @Adonis Flores:

    Newbie here I'm a nurse that works SWO and plan on starting with the BRRRR strategy I have figured out the math part and I am thinking about putting in sweat equity into the first property. Should I look into a mentor for guidance?

    @Adonis Flores
    BRRRR can be a great way to build a portfolio, especially if you're comfortable adding sweat equity. Since you've already run the numbers, I'd spend time making sure your rehab budget and ARV assumptions are conservative, and try to connect with investors who have completed projects in your target market. A strong local team can make a huge difference on your first deal.

    786-656-0387
    DreamPoint Capital
    WebsiteView Page
    0Reply
  • Andres MartinPro Member
    Real Estate Agent · Indianapolis, IN · Member since 2021 · 51 posts · 36 votes
    3mo

    Adonis—couple things from reading through this thread:

    First, the math part is the easy part. @Stuart Udis right—anyone can make a spreadsheet look good. What matters is whether your rehab estimate is actually realistic, whether your ARV is conservative (not optimistic), and whether you're accounting for holding costs while the property sits between reno and tenant placement. Most people low-ball the first two and ignore the third.

    Second, you don't need a mentor to start. You need clarity on three things: the specific neighborhoods where your numbers work, a contractor you've actually vetted on similar-size projects, and realistic expectations on what "sweat equity" saves you. Working nights as a nurse and doing reno work takes time. The question isn't whether you *can* do it—it's whether your labor is actually saving money or just saving markup while eating into sleep and mental space.

    Third, Indianapolis specifics: cheap houses here often stay cheap for a reason. Tenant quality, neighborhood trajectory, and how fast you can stabilize matter more than the purchase price. I've seen people crush BRRRR deals in 46201, 46220, and some pockets of 46218. I've seen others buy at 75% ARV on paper and eat $20K in unexpected holds or tenant issues. The difference was the neighborhood pick and the underwriting conservatism.

    I've helped a handful of investors work through their first BRRRR or flip here in Indy. Happy to walk through what realistic numbers look like for 900–1,200 sq ft in the areas you're looking at, and I can introduce you to actual contractors I've worked with—not "my guys" I'm trying to sell you, just people who've delivered on similar projects. That conversation might save you from a costly mistake on deal #1.

    Let me know if that's useful.

    [email protected]317-778-8382
    0Reply
Join the conversationCreate a free account to reply, vote on answers and follow this thread.
Log InJoin for Free