There is absolutely properties out there that can break even. 

Brokers that sell whole life often get huge huge commissions for their sales and so from my experiences brokers do tend to push them pretty hard, even when they're not a great fit for the huge majority of people.The cash value doesn't grow fast at all, and you'd almost certainly be better served investing that cash into more of your other assets or even just into Treasury bonds.Not investment advice, just my opinion. 

It seems like a lot of examples online break even the first year and rely on rent increases over time.

Even in one's own country, buying raw material is extremely speculative so I'd be even less temped to do it overseas and certainly not if I have to put up most of the capital.2.

YES, you are crazy for even considering keeping the house with your ex?

Sometimes just $100 can make the difference on a rental and the same goes for sales, even though the numbers are bigger. 

From what I’m seeing across BRRRR deals in the Triad (Greensboro / Winston-Salem / High Point), most experienced investors target a refinance LTV in the 70–75% range.Here’s why that band tends to work in practice:• 70% LTV — Most conservative and most resilient.This usually allows investors to:– Recapture the bulk of their rehab + acquisition capital– Maintain strong DSCR even if rates shift– Absorb a soft appraisal without sinking the dealMost lenders also price better in this range, which helps long-term cashflow.• 75% LTV — The “industry standard” for BRRRR refinances.This tends to be the sweet spot where:– You recover enough capital to recycle into the next project– Debt service stays manageable– Cashflow remains positive even with today’s higher rate environmentA lot of Triad investors settle here because the rents usually support it.• 80% LTV — Only works when the rehab is tight and the ARV is rock solid.You can pull more cash out, but:– DSCR compresses fast– Cashflow can get thin– Appraisal risk becomes much higherMost investors only go this high on lighter rehabs or when the numbers are extremely predictable.In short:70% = safest,75% = most common,80% = possible but narrow.Always interested to see what other markets are trending, but these are the ranges that consistently work for BRRRR investors here.

Now even nice houses 10 mins from downtown struggle here, you need to be well located, priced, and full of amenities - but when you check all the boxes you are most likely going to be successful. 

But if you stretched comps too far from your subject property, you could find yourself underwater on the mortgage—even with what appears to be a safe 70–75% LTV.

Many of our competitors and nearby communities are offering aggressive move-in specials like ½ off the first month, one month free, or even two months free rent.In our leasing office, we’ve received a high number of inquiries, but many of the prospects simply don’t qualify.