This makes things emotionally complicated, but I need to move forward.The house needs to rehab and possibly some light upgrades.I want to use the BRRRR method to turn this into a cash-flowing asset—or use it as a stepping stone to acquire more doors. 

For my first property, I plan to keep things simple by focusing on light rehabs or turnkey properties.

I think John Bianchi and Taylor Jones are both lights-out good in the space, but the buy-in to hire them is steep and it should be.

I've bought a two traditional rentals in Pennsylvania in the past year, and I am attempting to speed up my acquisitions by getting into lease options.I'm purchasing this average 3/1 1970's range turnkey property subject to, in a suburb outside of Shreveport, Louisiana to turn into a lease option.Here are the stats:Current Value: ~$140,000I'm putting 6k down + closing costs, after light cosmetic touches I'll be into the property for about 10kSubject to mortgage: $101,000 3.5% $820/month PITICurrent Market Rent: $1300/monthMy goal here is to sell on a lease option with a 36 month term.Option Fee: $15,000Rent: 1350/month with a $50 creditPurchase Price after 36 months: $145,000 ($143,200)Is this option fee realistic?  

Even if you go light on the rehab (cosmetic fixes vs full gut jobs), it can still give you instant equity, better returns, and a chance to refinance and recycle your cash for the next one.

You can't take that lightly.

Top Zip Codes for ROI – June 2025:28213 – Mecklenburg County- ROI: 7% | Vacancy: 7% Anchored by UNC Charlotte and the Blue Line Light Rail, this area continues to attract students, professionals, and long-term renters.

Today's NVDA drop was a warning.

We purchased a property with them with a light 45-day rehab and after 40 days all communication ceased.

Value-add local dealRiskier with your current capital reserves.You'll need to fund repairs upfront so unless you find something cheap with light cosmetic updates, this could eat up reserves fast.But you’re local, so managing a light rehab is within reach if the deal is strong.TL;DR Recommendation:With your goals and budget, I’d lean toward 1031 into 1–2 updated cash-flowing rentals in stronger markets.