That’s why I connect so well with many homeowners, because I know what it feels like to need someone you can trust to handle the details.As a perfectionist native who’s intimately familiar with the Hampton Roads coastal region, I’m here to provide high-level execution that can be trusted.

I would suggest working with a reputable account executive or broker if you decide to try this route. 

It sounds like this a matter of character - the structure and deal checked out, but the borrower failed to execute as agreed.

It's easier to sell it to the owner if you provide him with multiple options to sell it to you, but you have to be able to actually execute on each option.

You’re already thinking about the right things, so it’s just a matter of execution from here!

Buy – Purchase a property under market value.Rehab – Fix it up to increase its value.Rent – Place quality tenants and start generating income.Refinance – Pull out most or all of your original cash.Repeat – Use that same capital to buy the next property.It’s like recycling your down payment—over and over again.Step-by-Step: How I Execute the BRRRR MethodStep 1: Buy RightTarget discounted off-market properties or buy from reputable wholesalers.Build in margin upfront—never count on appreciation to bail you out.Run comps, negotiate hard, and lock it up at the right price.Step 2: Rehab SmartGet clear, written bids from legit contractors.Always budget for contingencies—you’ll need them.Focus upgrades on what renters value most: kitchens, bathrooms, and flooring.Step 3: Rent EffectivelyResearch rental comps so you know your market rates.Screen tenants thoroughly—this is where many landlords get burned.Factor in vacancy and maintenance from day one.Step 4: Refinance CarefullyUnderstand your lender’s requirements (DSCR, max LTV, seasoning period).Rate shop to get the best deal.Working with local commercial banks can offer more flexibility.Step 5: Repeat ResponsiblyDon’t overleverage—cash flow is king.Use flips or private lending to fund future BRRRRs if needed.Keep reserves for repairs, vacancies, and surprises.Who Should Be Using the BRRRR Method in 2025?

Hello Guy (and anyone else finding this thread later), I feel your pain, nothing is more frustrating than watching your building lose money because the management team isn’t executing on the basics.

A tenant with option to buy, intentionally sabotaging the a/c, to scam the situation to get a new a/c free of charge immediately before executing on the purchase option. 

I’ve seen “great” deals turn sour because taxes weren’t current, the property condition was misrepresented, or the servicer couldn’t execute.

The lease was fully executed and signed.Then, he said he will move in after 10 days.