Although the variations above sound great, it takes more homework for a regular investor to wind through all of these options.  

Delayed Financing BRRRR (a variation on traditional BRRRR) allows you to refinance in less than 6 months, but for most traditional BRRRR investors they'll be looking to refinance at least 6 months after purchasing the property... and on a big project it might be 12 -18 months before you refinance.

Yes, BRRRR & variations of BRRRR are have been our primary investment strategy in Seattle over the last few years, and I'm happy to coach people on the strategy. 

There is enough variation in my market that I feel I am much better than an algorithm.

Within the MSA there is a ton of variation in strategies, price points, rent values, LT legislation, etc.

Another variation that could be an opportunity to increase your rent would be to lease your townhome to someone like him to do AirBnB arbitrage - basically, he leases it from you and you let him sublet the unit for STR stays.

@Joe Cassandra History repeat itself but we should understand that recency bias often make us think that the exact same results will happen but expect variation.

There's a tremendous amount of variation just on minor differences.   

You do know there's great variation of quality and thickness in these products?

I'm sure it has a lot to do with the fact that they have to be the most mixed of all breeds out there and I can guarantee you that at least in FL, if you go to a humane society anywhere, there will be at the very least 60% of the poor dogs there are all some variation of a pit.