BRRRR Team and deals

Indianapolis, Indiana
BRRRR - Buy, Rehab, Rent, Refinance, Repeat
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BRRRR Team and deals

Chuka Ok
Member since 2025 · 12 posts · 8 votes

Hi everyone,

I’m currently investing in MS using a BRRRR + Section 8/Housing Choice Voucher strategy, and I’m looking to expand into another market so I have more opportunities to find deals that actually work.

Right now I’m considering Indiana and Missouri.

For investors actively buying in either state:

• Which state would you choose for BRRRR/rental investing - Indiana or Missouri - and why?
• Which cities or neighborhoods are you currently buying in?
• What are you typically seeing for purchase price, rehab, ARV, rent, and property taxes?
• How difficult is it to find properties where you can refinance and recover most/all of your original capital?
• How strong is the Section 8/HCV rental demand in your market?
• Any cities or neighborhoods you would avoid?

One challenge for me is that I’m an out-of-state investor, so having a reliable local team is extremely important.

I’d also really appreciate referrals for people you have personally worked with and trust, including:

• Investor-friendly wholesalers who consistently bring legitimate off-market deals
• Reliable, reasonably priced contractors/rehab crews
• Property managers experienced with Section 8/Housing Choice Voucher tenants
• Property managers familiar with the local housing authority and HCV inspection process

• Lenders familiar with BRRRR/refinance deals

I’m especially interested in referrals based on your own experience rather than someone simply promoting their own company.

If you invest in Indianapolis, Fort Wayne, South Bend, Kansas City, St. Louis, or other Indiana/Missouri markets, I’d love to hear what has worked for you.

Thanks!

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  • William O'Gorman
    NJ · Member since 2025 · 18 posts · 4 votes
    6d

    I sent you a connection request!

    0Reply
  • Josh C.Pro Member
    Property Manager · Indianapolis, IN · Member since 2010 · 1k+ posts · 1k+ votes
    4d

    Happy to help with anything Indianapolis. We've been managing rentals for over 10 years exclusively in Indianapolis and central Indiana. 

    0Reply
    • Chuka Ok
      OP
      Member since 2025 · 12 posts · 8 votes
      2d

      Do you manage section 8 properties and how many inspections have you passed recently?

      0Reply
  • Gregory AcsPro Member
    Lender · MD · Member since 2025 · 187 posts · 72 votes
    4d

    Hi Chuka,

    It sounds like you've built a solid strategy already. Between Indiana and Missouri, I'd focus less on the state itself and more on finding a market where you can consistently build a reliable local team. For an out-of-state BRRRR investor, having the right contractor, property manager, wholesaler, and lender is often more important than small differences in market metrics.

    Since you're planning to refinance and recycle your capital, I'd also recommend talking with lenders before buying so you understand their seasoning requirements, appraisal guidelines, and refinance terms. Those details can have a big impact on how well your BRRRR strategy performs.

    I'm a mortgage broker and work with investors using BRRRR strategies, including out-of-state purchases and refinances. I'd be happy to discuss financing options and see if we'd be a good fit. Feel free to send me a message.

    0Reply
  • James JonesPro Member
    Investor · Collierville, TN 38017 · Member since 2017 · 648 posts · 473 votes
    3d

    You're running my exact playbook - BRRRR plus Section 8 on single-family. 236 properties in, here's what matters most.

    On team: the contractor is the linchpin. Mine walks every property with me and gives rehab numbers in 24 hours - I never put earnest money down, so I move fast and the team has to match that speed. For PMs with Section 8 experience, interview three and ask how many HCV inspections they passed last quarter, not how many doors they manage.

    On numbers: I buy 3BR+ all-in under $100K, rents $1,395-$1,950 through Section 8, must clear the 1% rule, refi on DSCR at 70-80% LTV. If a market can't produce that, I don't care how friendly the team is.

    Between IN and MO, I'd pick the city where you can verify those numbers on sold comps and payment standards - not the one with the best pitch. The math picks the market.

    0Reply
    • Chuka Ok
      OP
      Member since 2025 · 12 posts · 8 votes
      2d

      I follow you on fb and part of your fb group. My MS PM said 2 bathroom rents faster than 1 bathroom in 3bed what do you think from your experience?

      0Reply
  • Alex Olson
    Real Estate Broker · Kansas City Metro · Member since 2015 · 2k+ posts · 1k+ votes
    2d

    Would love t help with small multifmily in Kansas City!

    0Reply
  • Alfath AhmedBusiness Member
    Real Estate Agent · Columbus, OH · Member since 2022 · 1k+ posts · 1k+ votes
    2d

    @Chuka Ok I currently own all of my investment properties in Columbus. I own 30 units that i bought using the brrrr method and house hacking. Happy to help talk strategy if you need advice. Make sure you buy the property right, that will erase a lot of your headaches and find a good GC.

    [email protected]614-802-5698
    ReafCo | Ahmed Group 536 Reviews
    WebsiteView Page
    0Reply
    • Chuka Ok
      OP
      Member since 2025 · 12 posts · 8 votes
      2d

      Whats GC? Mind connecting?

      0Reply
  • Ashish AcharyaBusiness Member
    CPA, CFP®, PFS · FL · Member since 2017 · 5k+ posts · 3k+ votes
    1d

    Chuka, the fact that you're already using a BRRRR plus Section 8 strategy gives you a good framework for comparing the next market. I'd be careful about choosing Indiana versus Missouri at the state level, though. I'd compare specific markets based on purchase price, realistic rents, property taxes, insurance, rehab costs, vacancy, management, and the actual refinance terms you can get.

    For your strategy, I'd pay particular attention to the gap between the acquisition cost and stabilized value. The deal needs enough margin that you can refinance without leaving a large amount of your original capital trapped in the property. I'd also underwrite the voucher rent conservatively. Having a housing authority payment structure can provide consistency, but the property still needs to work after maintenance, CapEx, management, taxes, insurance, and realistic vacancy.

    The tax side is worth including in the comparison too. Depreciation, potentially cost segregation, entity structure, and state tax considerations can all affect the after tax return between two otherwise similar properties. For an out of state investor, I’d also put a lot of weight on the local team. A good property manager and contractor can matter just as much as finding another percentage point of projected return.

    Feel free to DM me, I'd be happy to send over our BRRRR Analyzer so you can compare the acquisition, rehab, refinance, and cash recovery assumptions.

    [email protected]941-914-7779
    INVESTOR FRIENDLY CPA®5241 Reviews
    WebsiteView Page
    TaxMD® | Tax Planning Software
    WebsiteView Page
    0Reply
  • Erik EstradaBusiness Member
    Lender · Member since 2022 · 6k+ posts · 1k+ votes
    21h

    Happy to chat on the financing side!

    [email protected]818-269-7983
    LuxePrivate Investments LLC 572 Reviews
    WebsiteView Page
    0Reply
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