Does this mean brrrr is dead?  

What methods have you used?

I want to use BRRRR.

When using the BRRRR method, I always provide a list of the improvements made, the cost of the improvements, the comps I pulled and my estimated ARV.

They're not buying turnkey; they're hunting for distressed properties.It's that "BRRRR" method (Buy, Rehab, Rent, Refinance, Repeat) that seems to be the most common path to creating value right now.

Quote from @Jeremy Jareckyj: What is everyone's go-to maintenance tracking method for their STR or the STRs they manage?

@Tim KirkMost investors doing BRRRR’s are paying cash or using private or hard money.

Chicagoland market is full of potential.Using the BRRRR method where the rehab forces the equity in the building has the best up side for rentals, but also take the most work. 

I'm building out BRRRR model in Google Sheets.

and if that's with licensed contractors, so be it. in general, as you're finding, properties that only need a cosmetic rehab don't sell at enough of a discount to work as a BRRRR.