All Forum Posts by: Joseph Sanchez

You're working with a promising BRRRR setup, but the margins are tight and the risk-reward hinges on a few key variables. Let's break it down and pinpoint the optimal purchase price to maximize your upside and protect against downside.

 📊 Investment Breakdown

Asking Price | $105,000 

Agent’s Target Price | $85,000 

Rehab Estimate | $24,000 

Total Investment (at $85K) | $109,000 

ARV | $150,000

Current Rent | $950/month 

Projected Rent (Sec. 8) | $1,400–$1,500 

FMR Potential | $2,000/month

HELOC Interest | 11% |

💡 Key Considerations

- Cash Flow Potential: If rent increases to $1,500, you're looking at ~$18,000/year gross. After expenses and interest, net cash flow could be solid — but only if you refinance quickly to escape the 11% HELOC drag.

- Tenant Rehab Logistics: With only one bathroom and a kitchen reno planned, tenant cooperation is crucial. Delays could push your timeline and costs.

- Refi Risk: If appraisal comes in lower than expected or rent bump isn’t approved, your refi proceeds may fall short of expectations.

🧮 Recommended Purchase Price

To protect your downside and improve your BRRRR profit margin, aim for a purchase price of $75,000–$78,000. Here's why:

- At $75K, your total investment becomes ~$99K. With an ARV of $150K, that's a 66% cost-to-value ratio — giving you more breathing room for a refi.

- You'd also increase your BRRRR profit from ~$7,500 to potentially $15,000+, depending on rent bump success and rehab execution.

- This price better offsets the high HELOC interest and tenant rehab complexity.

 🧠 Final Thought

If the seller is motivated and your agent believes $85K is doable, push for $75K–$78K with a strong justification: tenant disruption, deferred rent increases, and rehab risk. You’re not just buying a property — you’re buying a strategy, and every dollar counts.

Hello BP Team,

My name is Joe Sanchez and I am a Mortgage Loan Officer, NMLS #562180, with Onboard 1 Mortgage which is located in Central Florida. We have 5 offices throughout the State and I specialize in Investor Quick Flip Loan Programs. I love to help you get financing for your next deal. Below is just one of those programs that may meet your needs. Please give me a call if you have any questions or would like to apply. 407-433-3402.

• Available on SFRs, 2-4 Units, Condos, Townhomes, Condotels, and Non-Warrantable Condos
• Qualify on cash flow – 12 mths reserves required for negative cash flow, Ratio ≤ 1:1, cash-out can be used to cover reserves
• Loan amounts up to $2M
• Non-Owner Occupied only
• No reserves required ≤ 75% LTV
• No income or job verification
• 5yr/7yr ARM & 30-year Fixed
• Reconciled rent estimate based on 1007 or lease agreement

Give me a call at 407-433-3402 to discuss any scenario you may have. 

Hello, My name is Joseph Sanchez. I am a Mortgage Loan Officer with Onboard 1 Mortgage, LLC. I checked out their website and could not find their Nationwide Multistate Licensing System & Registry (NMLS) credentials. This always raises a red flag. Any licensed Mortgage Banker, Broker, lender must have one clearly visible.

Onboard 1 Mortgage, LLC NMLS is 1664972. My NMLS is 562180 and I know I am licensed to operate.

We have investor quick flip loan programs from 70% to 85% LTV, depending on FICO score. This is a NON-QM product. We don't require employment or income from the investor. Income is qualified based upon potential market rent and or lease. 1-4 Unit's. NO SEASONING requirements. Give me a call if you are looking in Florida.

Onboard 1 Mortgage, LLC is proud to offer our Investor Quick Flip Program Loans. Below are some of the highlights:

1. Investor can purchase 1-4 Family Units up to $3.5 Mil
2. No Employment or Income Requirements
3. Income requirements based on market rental/lease amounts.
4. Min FICO Score 620 with 70% LTV, Maximum $750,000
5. Max FICO Score 720 with 85% LTV, Maximum $3,500,000
6. Cash Out 80% LTV
7. No Seasoning Requirements

Loan programs include 5/1, 7/1, 10/1 and 30 yr fix rate.

Need a quick turnaround we can close your loan in 20 days!

View report

*This link comes directly from our calculators, based on information input by the member who posted.

Hello BP Family, thank you all for giving me great advice and different ways to look at finding potential deals. I started writing a response to each post and somehow when I got to the end it erased? So let me try to summarize my responses.

Ashley-Changing the structure of my financing is great advice. The concern I have is when I apply the BRRRR strategy it would preclude me from the refinancing and repeat process. My goal is to purchase at least 4 properties. I will certainly keep this option in my arsenal. Great advice!

Alexander-I agree the process may not fit my market and changing my market or asset class is something I may need to do. I have recently joined the Central Florida Real Estate Investment Group and plan on attending my first meeting in early July 2019. Great points; thank you for your wisdom.

Mitchell-I agree, its not only seeped up its has overflowed...lol. You have a valid point-doing some long distance BRRRR deals is something David Greene talks about in his book Buy, Rehab, Rent, Refinance, Repeat. I purchased his book on BP and got the bonus content on how to do long distance BRRRR deals. I am a little bit hesitant because I don't have my core 4, Agent, Lender, Contractor, and Property Manager. You recommended seeking off market deals either in probate or pre-auction. I completely agree with you strategy. I will certainly look into those market segements. I love to learn what looks like? Thank you. Oh, there are deals in Kissimmee as well as Lakeland. I am find more in Lakeland. They are very hard to find in Kissimmee, but they surface periodically.

Jason-Love your advice. Widen my time horizon. Time is something that alot of investors don't really think about if they are flipping properties or utilizing the BRRRR method. My goal is to acquire at least 4 properties by the end of the year. The only way I can meet that goal is utilizing the BRRRR method. Well, that's the only strategy I know of. But you are right. With a 3-5 year time horizon; with the cash flows collected through renting and the appreciation on value over time it's a no brainer! Thanks.

Shavar, I kind of responded to your advice. The only thing I left out is that there is also Personal, Market, and Property distressed segments. Dissecting each one and figuring out the process involved to find those segements is something I am trying to figure out. Thank you again.

Hi Shavar, absolutely. How do you market to those owners? What does your process look like? I love to learn more about how to effectively and consistently market to distressed owners. 

I have been on a quest to find good BRRRR deals in my area. It seems that everything I look at and run through the BRRRR calculator is overpriced. Is anyone having the same issues? If so, I like to know how you are finding better deals? Thank you. P.S. I am a Realtor and am searching MLS every day. Everything seems overpriced!

Hi Abraham, I am interested in learning more about mobile trailer park property investment. Obviously, there must be other factors to consider when analyzing this kind of commercial property. Is there a website, book or somewhere I can learn more about this kind of investment? Thank you.