Investor Tools
BRRR analyzer & deal maker.
Buy, Rehab, Rent, Refinance - run the full capital stack before you write an offer. See cash left after refi, monthly cash flow, DSCR, and a max allowable offer that actually recycles your money.
Underwrite the whole loop, not just the purchase price
Defaults are a Charleston-area value-add example. Swap presets, then tune purchase, rehab, rent, and refi assumptions. Nothing is saved until you choose to send a deal below.
01 · Buy
02 · Rehab
03 · Rent
04 · Refinance
How to read a Charleston BRRR
Basis includes purchase plus buy-side closing. Cash purchases recycle cleanest; financed buys must clear the acquisition payoff on refi.
Budget for rental-grade finish plus months of tax, insurance, and utilities while vacant. Soft costs kill thin deals.
NOI after vacancy and a realistic OpEx load (management, maintenance, insurance, taxes). Military and hospital demand supports many LTR pockets.
Typical investment refi targets ~70–75% of appraised ARV. Cash left near zero is the BRRR win - monthly cash flow is the hold thesis.
Honest framing. A BRRR that only looks good on purchase price is not a deal. If cash left after refi is still five figures and monthly cash flow is thin, you are holding a leveraged rental with trapped capital - fine if that is the plan, but call it what it is.
Common Questions
BRRR questions, answered plainly.
What does BRRR mean?+
Buy, Rehab, Rent, Refinance (sometimes a fifth R for Repeat). You purchase a discounted property, renovate to rent-ready, place a tenant, then refinance based on the after-repair value so most of your cash comes back out to use on the next deal.
What is a good BRRR in the Charleston area?+
Look for a purchase-plus-rehab basis that supports a 70–75% ARV refinance with little cash left, positive cash flow after a realistic OpEx load, and DSCR lenders will fund (often 1.2x+). North Charleston, Goose Creek, Summerville, and select Berkeley pockets are common LTR hunting grounds; beach STR rules are a different underwrite.
How is BRRR MAO different from the 70% rule?+
The classic 70% rule (70% of ARV minus rehab) is a flip heuristic. BRRR MAO solves for the purchase price that leaves your target cash in the deal after a refinance at your LTV - usually a higher ceiling than a flip MAO when rents and rates cooperate, and a lower one when they do not.
Can Jennifer help me buy and later list the same property?+
Yes. She represents investors from acquisition through renovation coordination and eventual resale when the hold period ends - one strategy across the full loop. Send a deal below or start on the investor page.
Deal Desk
Send the deal.
I will stress-test it.
Paste an address, MLS link, or your assumptions. I will tell you whether the BRRR holds, where the offer should sit, and what comps or contractor reality would change the verdict.