I can add value that could allow me to extract all my investment, but I would have large negative cash flow after the high LTV refi rto extract my investment.I recognize not everyone has an up to date profile (my profile does not include my last two acquisitions) but not one person that posted that brrrr are still a viable option has a single brrrr in their profile.  

Also, the Meyers duplex on your profile is a Class D property in a Class D Neighborhood, so not a great rental for an OOS investor.DM us if you'd like to chat about a better approach:)

A zero levered project will have much lower returns (and should have lower risk profile) than a 80% levered project. 

Is this profile typical with all section 8 tenants?

Do an internet search and get a rough idea of what the income and family profiles are for your immediate neighborhood.Do an internet search and get a rough idea of how big the rental market is in your immediate neighborhood. .        

Feel free to check out my profile and reach out via email, Always happy to help other Bigger Pocket members and going over loopholes and tips to avoid lost time or money!

Goal: spark qualified showings without looking like we’re chasing and keep room for normal credits/concessions if needed.Questions for local buyers/investors:1) In Nov–Dec, which list would you choose for this profile: high-$710s or low-$710s (same $700–$725k portal band)?

Use your agent chops to move fast: pick a simple buy box in Tuscaloosa/Northport, pull true rent ranges from two property managers, and walk three blocks you’d actually buy on to learn turns, parking, and tenant profile.

With changes in technology and underwriting, are you seeing shifts in risk / return profiles?

Check out my profile and let me know your REI goals for 2026 be great to talk shop!