Imagine the return on this if I have virtually no money or no money trapped in the property.brrrr you make money on the value add then continue to make money on the cash flow and appreciation that produces magnified return due to minimizing the invested amount.  

You can do some quick math to figure out it's not making anything right now (in fact it loses money).

Great question — I’ve found that private and hard money have been the most reliable lately, especially with how cautious banks have become.

And in the future if you decide you need to pay someone you pay them out of the tenant’s money after they move in.

County Soil Conservation groupc. 

The “BRRRR” only works here if:The ARV really does come in at or close to $900kThe lender gives you very favorable termsYou’re okay with thin or even negative cash flow for a whileRight now, the debt load is just too big for the income.If this were mine, I’d do one of three things:Renegotiate the purchase price to build in more roomRefi at a lower LTV, even if it means getting less money backSkip the full BRRRR and just hold it with the lower original paymentThat would make the deal safer and a lot more predictable.

I work full-time as a paramedic and make decent money.

Some others consider my underwriting conservative, I consider it fairly accurate but hopefully a bit conservative.  

What will happen when you need to put money into the property from your pockets? 

Maybe $280K is on the money for a duplex, maybe it's way over, maybe way under.