That setup makes it much easier to source deals, evaluate repair bids, and keep projects on track.If you’d like, I can walk you through how out-of-state investors are structuring their BRRRR deals here in Memphis and connect you with the right local team members.

All the best investors I work with have backup liquidity sources in a pinch to takedown a great deal (investors, gap funders, etc).

For buyers, sourcing quality notes seems to be one of the toughest parts.Do you prefer working directly with sellers, through brokers, or other channels?

If I go Full self-manage, I’d save ~$112K gross (~$90K net after tax), but it could mean 15–20 hrs/week in management, plus seasonal spikes — and that’s time I’d otherwise spend sourcing or managing BRRRR rehabs.Here’s the tension: One BRRRR deal in my market creates ~$75K in forced equity.

There are still opportunities out there; it's just a matter of sourcing them. 

See the chart from Fair Isaac Company (FICO) below: FICO Score Pct of Population Default Probability 800 or more 13.00% 1.00% 750-799 27.00% 1.00% 700-749 18.00% 4.40% 650-699 15.00% 8.90% 600-649 12.00% 15.80% 550-599 8.00% 22.50% 500-549 5.00% 28.40% Less than 499 2.00% 41.00% Source: Fair Isaac CompanyAccording to this chart, investors should use corresponding vacancy + tenant-nonperformance factors of approximately 5% for Class A rentals, 10% for Class B and 20% for Class C.To address Class C payment challenges, many industry "experts" are now selling programs to newbie investors about how Section 8 tenants are the cure.

On March 4th 2025 in President Trump's address to congress, he stated bonus depreciation will be coming back to 100% (Source) (Source 2), and Trump’s new TCJA budget framework was just passed by the Senate on April 5th.

I wonder who their funding source is.. to fund these deals in any volume you need Monster lines of credit etc or if they just pitch them to a HML who is already up and running.. 

I've used a few data sources and whether or not I stay with a company comes down to quality of data and pricing.

I was able to get my last deal with REO as source.