A lot of DSCR lenders around here are coming in around 1.15–1.20 minimum, which means anything close to 80% LTV starts to get tight unless the rents are really strong.For example, I ran numbers on a small duplex near High Point:Purchase: $128,000Rehab: $22,000All-in: $150,000ARV: ~$200,000 (based on clean comps)Rents: $950–$1,000 per door is typical right nowDSCR lenders are quoting: 7.5–7.9% rates with taxes/insurance baked inAt 75% LTV, the refi comes out close to $150K  basically pulling out most of the capital.At 80% LTV, the cash-out jumps but the DSCR drops just under 1.15, which some lenders won’t allow.My question is:For those actively doing BRRRRs in 2024–25, what LTV are you comfortably targeting on your refi?

Great question, and you’re thinking about this the right way.From a tax perspective, you don’t need the property to be rented by year-end, but it does need to be “placed in service,” meaning it’s ready and available for rent, photos taken, listing live, utilities on, and basically ready for guests.Once it’s placed in service, you can do a cost segregation study and take bonus depreciation in that same tax year, even if no one stays yet.If you can close and have it ready before December 31, you can still claim those 2025 write-offs.

The previous landlord could not answer basic questions properly about him.

Now you are basically financing 100% so you must be very careful here to ensure finances are in order or you could end essentially gambling your primary on your secondary. 

I have a 30% LTV balance left on my primary with 2.75% - that is basically the rate of inflation AND also a tax write off.

You will probably lose 10% to slippage and closing cost which would give you about 25% margin at the end of the day less any income taxes and carrying cost. that is just a basic rule of thumb I could show you some deals that my return investment is smaller and some that is much larger. when factoring things in do not just look at the margin on the deal.

Check out the comps and see who purchased those properties, then reach out to them to see if they’d be interested in yours.For example, if someone recently bought a property that’s nearly identical to the one you’re wholesaling, there’s a good chance they’ll be interested in this one too.That’s really the concept, your comps are your buyers.If you’d like to learn more strategies, feel free to shoot me a DM.

Similar story - I'm basically writing off the 10k at this point. 

@Chase CalhounNice concept.

So, basically the price is very low for a purchase, Great but i do not know your market...However, if HOA fees are $900 / mth and average rent is $1350 / mth ,you will be losing money every month after you factor in all your additional costs such as insurance, repairs, 7-10% vacancy rate and so on.