Dan is dead on that the last 2 weeks before launch can cost more than a bad paint color ever will.

Get rid of the random stones, the old lawn chair, empty planters, old hose reels, random unused fencing, dead plants, etc.

There is no wrong answer.  

If you rely heavily on a third party, how do you know what is right or what is wrong?

Episode 2 is linked below.Feel free to comment here, DM me, or roast my analysis if I’m doing something wrong.

Great question — and you’re asking the right things before jumping in.A lot of people frame BRRRR as “does it work or not,” but it really comes down to math and financing.In DFW right now, you need to be careful about three things:Purchase basis.If you’re buying close to retail, your refinance later has to do a lot of heavy lifting.Cost of capital during rehab.Hard money + points + 6–12 months of carry can quietly eat margin.Permanent financing assumptions.If your long-term rate is 7–8%, the deal has to cash flow under that reality — not under a hope that rates drop.BRRRR isn’t “dead,” but it’s less forgiving in this rate environment.In my experience locally, the deals that still work tend to have either:• Strong purchase discountsor• Favorable financing terms that change the monthly math.If you’re underwriting in DFW, I’d encourage you to model the deal at today’s permanent rates and see if it still works without optimistic assumptions.Happy to compare notes if you want another set of eyes on your numbers.

Absolute BS presented so well, that you cannot help but falling for his fake numbers and wrong projections Hey Jorge!

My concern is that I don’t want to “waste” that loan on the wrong strategy since you can only use it for a primary residence.One thing that may be relevant is that I have a strong background in residential construction, so estimating repair costs and doing a lot of the work myself is something I’m comfortable with.

Sometimes there's something wrong within the platform and it's hidden, or hard to find. 

And DOM dropping actually forces you to compete on price, which kills margin before you even get on the construction site.What I'm seeing is this -- the 70% rule is dead for most deals in 2026.