BRRRR Investment Property Walkthrough & Deal Analysis

Join Tarl Yarber, experienced real estate investor on a follow up episode to tour and analyze this BRRRR real estate investment property!

[@biggerpockets]

What do you think about this BRRRR investment? Let us know below!

[@jacethornton3923]

I love the down to earth way tarl explains stuff. I love the Brrrr idea as well. Love the fact that you can make 28% on 20k

[@TravelTrainTogether]

BiggerPockets this was a great video containing a lot of good information. Please consider adding more content like this. Maybe in Florida/Jacksonville area.

[@BigBoss-qo7yx]

Do a video on the house design software

[@ramtinmalek3165]

I didn’t see that you had considered for any maintenance cost and any utility cost in your cashflow calculation. In best case, the property will do $250 cashflow. This property will make 8-12% cashflow which is great, but 28% is misleading and I don’t think it is true. Great content though!

[@LifeCoach44]

I love the transformation, but I am concerned about cashflow being calculated as rent above debt service. There are definitely going to be operating expenses that need to be accounted for.

[@BensonGitau]

I love buying and holding instead of flipping. That was a great transformation. I love your work. I just got my first rental property and I made a video about it. I can’t wait to scale up. Thanks for the inspiration

[@pj0017]

Buying and holding is like buying a dividend stock instead of a growth stock that makes you a 30% return in a year 🤡 selling when you can and buying a new property with more cash in your pocket makes way more sense

[@juanlee5764]

​@@pj0017 it's called passive income

[@MoneyJourneyWithSonny]

Don't forget, you have to hire someone to manage your property and hold back maintenance cost as well. Unless you are going to manage the property yourself. Here in Texas, it'll cost you 1/2 of the first month rent and 10% monthly management fee. So, your ROI will be reduced by at least 50% of your numbers to include maintenance fund as well.

[@jeromewilson8817]

Question: do you own any rental properties in texas anymore?

[@ionisfoutaka6425]

Great great great video, we need more of these deal analysis scenarios, really helps understanding the whole process.

[@LanceCastillo]

Wow. Such a huge job. I remember watching some of your first videos on this property, Tarl, when I started my first BRRRR project back in March. I was thankfully able to get my rehab done in two months and I just refinanced out at 3.875% on Friday. I've got a paying tenant which gives me a 25% ROI. Could not be happier. Now I'm looking for my next deal. Trying for a duplex or triplex if I can find it.

[@tarlyarber]

Awesome job! Keep crushing it

[@farmermike9262]

How did you find your first brrr? And how are you looking for the multi?

[@IsaiahTucker9908]

This video was OUTSTANDING!! He explained everything perfectly and when he used terminologies he explained what they were rather than expecting us to know. I LOVED how he went into detail on everything. Overall an outstanding video!!!

[@dawens3199]

I find these videos to be way more informative and engaging than anything else on Bigger Pockets. Keep them coming, Tarl.

[@propertypointers]

Showing us how to do a floor plan would be a great video. Please do make a video of your process and walkthrough of how it's done on the computer program.

[@nikolay.advolodkin]

I love these types of videos! They are so informative. Please keep doing walkthroughs and analysis afterwards.

[@JessieOpportunityCostInvesting]

Using trees to block noise was a great idea! It's also environmentally friendly :)

[@mahbtiu]

Yes and not much costly as other options. I am doing the same for my investment house!

[@Iliyas505]

There are also noise canceling fences fyi

[@KB_theauthentic]

I'm only 3 minutes in and I'm smiling….good stuff...

[@afitechnicalities3541]

24 years old and just started out just got my 1st now working on my 2nd thank you for all of the knowledge you guys teach me you and Rich Dad poor you guys are changing my life

[@tarlyarber]

Thanks! This is Tarl

[@kyleblinkhorn4532]

Same rich Dad poor Dad gave a new resolution. I'm working on getting my first deal right now. Will be doing an addition too! I love this shit

[@xxrdotxx]

Man! It would be nice to see these projects like this more often. More of these BRRRR or flip projects on biggerpockets would be great to see. Kind of like a continuation of the discussions they have now. A series would be great, talking about the issues they had to overcome, some pointers, and then go over the numbers.

[@carolyngraybeal451]

A video on the pro/cons of hiring an architect, draftsman, or using a combo of home design software and contractor would be great. When it is better to hire a professional vs "doing it yourself", when and how to use building professionals (engineers, architects, inspectors) most effectively, etc. Also, when in the design phase do you start estimating building cost? Do you have a budget beforehand you know you want to stay under or do you come up with several floor plans, get cost estimates for each plan and then adjust accordingly? For the project in this video, did you have to submit the floor plan to the county? Maybe this varies from state to state or single family home vs multifamily?

[@ryanwood8075]

Fellow PNW dude here!!! Man let me tell you this is the 1st time stumbling onto your KZbin videos and absolutely think your one of the most detailed and informative guys on KZbin. I am a huge fan of BP as well, but this is the 1st time Ive seen one of your videos. Thank you Tarl and I am too starting to invest in the PNW but over in the Columbia Gorge, you have helped me out a bunch with this man!

[@thabolebusha357]

realty enjoy Tarl's property walk around. I learn so much every time. i am in South Africa BTW

[@realsoulrealestate7883]

I enjoyed the explanation. Tarl explained how and why he made the decisions he did for this BRRRR. It was very helpful to understand how he calculated his ROI for this project.

[@tbserrano2]

I remember watching the first walkthrough Tarl did of this property! Such an awesome transformation.

[@taylormeador248]

Expenses? 🤷‍♂️ Rent: $2,500 Vacancy: 5% - $125 Management: 5% - $125 Repairs: 1% - $25 Cap Ex: 1% - $25 Expenses = $300 Bringing cash flow to: $175p/mo / $2,100p/yr. Yielding a 10.5% return. I don’t know the market where you are but I feel my percentages are conservative.

[@ExtraServingsBTS]

27:00

[@bigperm5027]

Excellent, Excellent, Excellent video!!! Really love the format. Show property before and afters then detail though the numbers. Keep up it up.

[@paulnelson9715]

Your videos are amazing, brother. Your real-life examples are incredibly valuable. Thanks so much for sharing what you do. You’re helping a lot of people.

[@CaseyBurnsInvesting]

Some serious sweat equity here. Big project

[@charlesreid5137]

Landlordism is satanism.

[@sullivancrowe9195]

@@charlesreid5137 you're right. They should have just left this place trashed, falling apart, rat infested and overall uninhabitable.

[@KayFabe87]

Charles Reid : perhaps the government should take over all property ownership and management. Surely that will lead us closer to "utopia". Before you endorse this idea; have a look at government owned and government run residential housing in urban areas, otherwise known as "the projects " and ask yourself if that is a model that you would like to see spread across the country on a larger scale. It would be like the Soviet Union, where everyone has "equal" housing so everyone can be poor and miserable together without having to worry about someone else having a nicer house than they do.

[@matthewknotts7003]

@@charlesreid5137 lmao what? Tell me you’re a liberal with out telling me you’re a liberal.

[@charlesreid5137]

@@matthewknotts7003 lol

[@mikefeir]

Definitely need a video on how to use designer pro

[@paulnelson9715]

Agreed!!

[@SterlingWhiteRealEstate]

An important thing to look at is the value added versus the cost to produce that value. Being able to come up with the best ratio is a factor for resale's and for rental's value.

[@TravelTrainTogether]

Great video. Very informative and detailed. Thank you for sharing. BiggerPockets, please add more content like this.

[@Mashcroft88]

I freaking love these videos, keep em coming!

[@stanleybrown1151]

Tarl, you always bring the good stuff brother. Thanks, you're one of my favorites.

[@tarlyarber]

Awe shucks! Thanks Stanley 😊

[@oDahaka]

6:00 "It's like HGTV but real!" You clownin them hahaha

[@jwanaplayer4093]

Thanks for sharing! Especially the part about why you didn’t add a second bathroom but instead made sure the one bathroom was large!

[@mikewillinvest8516]

Amazing video! Thorough walkthrough and doing the numbers manually. Keep this content coming! Thank you.

[@BeauKnowsMultifamily]

Nice find, nice rehab. As a multifamily broker in Florida, opportunities are few but a well thought out remodel always pays handsomely.

[@hendraw1918]

Wow, you guys did excellent in explaining the ROI, whether it was a good deal, etc., Thank you!! Subscribed and liked!

[@nappiral]

That post supporting the roof over the kitchen door is really something. Nice job overall

[@myt1soo320]

Fantastic video on explaining your strategy and I especially appreciate the walk through! Being on site helps immensely

[@jasonstevens6877]

This video was very helpful to clarify the entire process. Thank you for producing such great content and being so open with your numbers.

[@pipe.dreamss]

Please do more videos like this! Great detailed info.

[@stormshadow7928]

You are amazing man! You educated me too much. Keep it up. Thanks alot

[@Mynameisjoof]

Amazing content Tarl. Please let us know what it appraises for!

[@HomeOwnersPH]

Very educational for a newbie...

[@bros4441]

Hi question here: why are expenses like capex, vacancy, and fixing the property when things break not part of the analysis? I know that isn’t a fixed expense but when I look at deals that is the part that makes them not work for me. I will analyze and leaving that out everything looks amazing but adding them in drops the ROI to low

[@LaRhondaTurner]

I thoroughly enjoyed this video especially the end running the numbers! Thank you!!

[@ChrisCDXX]

15:40 where the numbers start.

[@jeandechoudens3874]

Very good video. Like the way you broke down every detail of the rehab and the financial

[@nbme-answers]

23:49 High equity? Where is the equity? He borrowed for the house, renovation & shelled out on holding/borrowing costs ($327k liability). He crosses his fingers and gets a $415k valuation from his appraiser. The bank lets him borrow 75 percent of that ($311k) to (partially) pay off his original lenders so now he has $311k liability with BANK#2 and $16k liability with BANK#1 and an asset with unknown valuation producing $475 net cash flow a month. What were the terms of the original financing? How did he pay for the renovation? Was that out-of-pocket or from the original “hard money" and “private” lenders he mentioned? What am I missing here?

[@SeniorSpooky]

Awesome showing us all the details!

[@MYKECHEXX]

Great content Tarl, this was super informative!

[@vidmikevid]

I love Tarl’s videos. Always great info. Thanks

[@FranFdez-rs9gg]

What a great video. No BS, to the point, very informative. Thanks

[@JessieRawji]

This was Awesome!! Easy to follow and understand. Thank you!

[@timjacobs6610]

Excellent video. You guys should do more like this. I'm positive you'll get more subscribers. Keep up the good work.

[@mgm2008]

Thank you! I always learn things from you, Tarl!

[@ItsGordo2]

Awesome content once again!! These videos are so packed with useful information.. Thanks again BP!

[@Iamstevenyang]

I would always add a 2nd bathroom, the resell value in the future is always more and you almost always get more money for rents.

[@freddyboss7]

Seattle is crazy expensive. That house originally would’ve cost maybe 40-50k here in OKC. But the ARV probably would be only between 150-170k depending on what area of the city.

[@l3eaver]

Lol 😂 at isolate the noise with some bushes. Good one !!! 😵‍💫😅

[@emilelefebvre3315]

Love this type of video !!! Keep going ! Thanks you for sharing all the explanations, trics, ...

[@plane_dad]

Love the video, I have done a far amount of new construction, this has helped to inspire me to get back into real estate. You make it look so easy. I like the analysis. Keep doing that, look forward to watching more vids. The key to doing this is what Dave Ramsey says, "you make money on the purchase". That's vertually impossible here. To many people are buying so the purchase price does not leave the "around" 25% equity left at the end. And the hard money here is 15-20% with points and interest. And I don't have a rich uncle like some people have! 😬That's why I quit. I would like to figure out how to buy like all these very successful real estate go roos!! If you do see this I would like to get some information on that, I really like doing this kind of work.

[@josellaos5676]

What kind of loan are you getting on it? Is it a regular conventional loan on your personal name using your own income to qualify? Or is an investor loan with these banks that use rental income to qualify? Thank you. Great video.

[@farmermike9262]

Sucks you didnt get a reply.good question

[@josellaos5676]

Yeah I thought it was a good question too. What I’ve done so far is refinances with banks that qualify the property with their rentals under my LLC. The rates are 5.5% at 60% LTV, thought they would be lower.

[@AvidFilms]

this guy reminds me of Stu off of the hangover lol

[@gmandub1486]

😂😂😂nah vlad tv

[@OlegLozytskyi]

Thanks for motivating me to lear more and make my own content. Great to see your channel grow and read all of these positive comments. Has anyone here was able to take advantage of low interest rates?

[@noheakealoha9487]

I appreciate the breakdown and explanation. Thank you 😊

[@christopherandersen7327]

I loved this video. Thanks Tarl

[@rojeet3]

Great video, you explained everything very well!

[@Charles-uc3hb]

"Vertically challenged" 🤣

[@davidr4523]

If you are a new house flipper or new to BRRRR and you have to compete against someone like Tarl Yarber, it will be very difficult to win. His deep experience, inhouse team, connection to financing and wealth will make him a winner in almost house he buys.

[@DL-cn6gs]

Awesome job. A lot of creativity for making a great home.

[@1.5Koreans0.5American]

Cool content. Thank you for sharing 🙌 BRRRRRR!

[@merbesfield]

Not being critical, but trees will not stop sound. It travels through the foliage. Only walls stop sound. Nice work on the rehab and #brrrr

[@cavemanjoe7972]

The way you said that about the comps and carpet made me think of you having a carpeted kitchen.😆

[@bkd-newyork2256]

BRRRR made simple. Excellent...

[@AmericanBorn86]

You did not account for expenses (vacancy, management, Capex, utilities, etc) in your cash flow?? Seems super tight!

[@nobjob11]

He mentions that since everything is new that he does not factor in Cap Ex. Vacancy is also mentioned as a cost in his rehab - not sure how they factored that in tough. I agree though, seems a bit tight.

[@justinyoung3068]

Thank you Tarl and BiggerPockets for sharing this insightful how-to video. I am wondering how does the private money lender and/or hard money lender get paid their full investment since the LTV won't be enough to pull out 100% of the out of pocket costs? Thank you in advance.

[@Deshgrame]

Thanks for the detail. I really got it how equity and other RoI adding up over time and compensating the investment. But I did not see you talking about the other monthly expenses like, 1. vacancy, 2, Mentainance + Cap Ex, 3 Management Cost 4, Selling cost if you sale, . I suppose another 25% to 35% Cost need to have in consideration or be aware of. Thanks for all the effort. Learning everday.

[@luisesquijarosa9968]

Very cool project. Congrats

[@theredbaron057]

Very helpful, thank you for sharing your knowledge

[@darnelllewis5984]

Great video

[@bitterpiglet]

I’m assuming your PITI #’s don’t include any vacancy and property management? Fantastic ROI either way.

[@morganharper4]

Would appreciate a video on how to make the plans yourself.

[@leverageearnings8387]

That’s okay.. still not including vacancy and maintenance that need to be accounted for. Sure its 30% coc but its still 5k a year.

[@chesswhite5055]

Yeah but you got 10 properties like that, thats 50k

[@blasdelagarza5292]

Awesome video, appreciate the real world example!

[@ThedudeMMXlll]

Such a gold nugget info. Thnkz appreciate. You sharing your experience. 👍💯🙏

[@theaspiringinvestor8988]

I am finding the Refinance and Repeat the hardest part.

[@johnmcguire6443]

Hi Tarl. Great video. I am interested in the design program you used. I'm finding one from Chief Architect called 'Home Designer Suite'. I also found one from Virtual Architect called 'Pro Home Design'. Are either of these the one you use? Thank you for your answer.

[@JeanDagobert]

Niceeee that extra bath would of been nice but it’s not necessary.

[@cmetarheel]

Love these walkthrough analysis. VERY helpful. One question, how long do you plan to keep the property and what will you return look like at the end?

[@chuenejack4847]

Great video, thanks so much.

[@badgerd327]

It seems like adding a bathroom might not pay off in the near future but would pay off hugely in the long run, and quicker rentals and maybe a little bit higher rents. No?

[@brandonboogren8660]

Great video! Question: do you include expenses (maintenance, cap ex, etc) in your PITI? It looked like when you were running the number you only subtracted the financing from the income (I didn’t see a line item for operating expenses). Any insight on this would be great. Thanks again for the video!

[@brandonboogren8660]

Never mind you answered my question later in the video 😅

[@calebtryhane7139]

I’m interested in knowing how much of the renovations is done in house by you guys? I am interested in doing my first BRRRR but I am not a great handyman. Wondering if this investment approach is still generally profitable if you rely on majority of contractors to do the work.

[@chawk2251]

This was inspiring! I’m new to investing and just got my first property cash flowing $600. I was shocked when he said he spent $85k on the rehab. Is that normal? How can you be certain you will make the rehab money back in equity or when property is sold?

[@brandonlifefamily8331]

MLS previously sold houses. Gives you a benchmark on prices...b

[@farmermike9262]

@@brandonlifefamily8331 what does MLS stand for?

[@logangensens1289]

@@farmermike9262 multiple listing service

[@matthewsanders8236]

I have two questions. First, why do you use private lenders and hard money lenders to finance the purchase and renovation of your brrrr’s? I’m assuming you have the money to purchase the homes so it makes me wonder if maybe there is an advantage of using hard money and paying what seems to be unnecessary interest instead of using your own cash. Second, if you could go back in time at what point would you start keeping properties for cash flow and equity instead of selling? Would that point be 200k , 500k, 1 million in the bank ?

[@robertmichael1062]

The rich stay rich by spending like the poor and investing without stopping then the poor stay poor by spending like the rich yet not investing like the rich

[@alexpopescue4753]

I love this word!

[@farrelintan3163]

100% true sir👍

[@dannieralvarez7881]

You’re right sir, Thanks for introducing me to Mr Davis

[@dannieralvarez7881]

People remain out of ignorance

[@alexpopescue4753]

Dannier Alvarez I agree with you on that but People are scared of investing because of the high rate of scam in the business!

[@freeestyleobsessed]

You were using your gross income to calculate your net operating income that’s not how it works if you bring in 2500 a month in rent you got to take 30 to 40% off that for vacancy repairs expenses so of the $2500 rent you might walk away with actual $1700 in your pocket so technically you’re upside down on this property and negative cash flow each month of three to $400 per month

[@MrJuandiego1988]

Gettin really hyped about investing since most of my cousins can give me cheap rehab prices.

[@aaronwhite1426]

My question is: What does your entire team consist of as far as positions/responsibilities? You've mentioned general contractor but you've also mentioned other small jobs that get handled by other folks off screen (like building floor plans). I am trying to put a team together and I want to make sure I cover all my bases and don't overwhelm myself. Thanks.

[@richie21493]

Perfect explanation

[@angelzee1853]

I heard them knees crack Tarl! 🤣🤣

[@htraygo]

Omg I just heard you on BP podcast and towards the end I heard we are into a lot of the same stuff so I followed you on Instagram and now this gets recommended. Would love to talk!

[@brandongrennan7602]

Amazing content. Thank you so much!!

[@almostanything6665]

Can you explain how a refinance works?

[@AlexChavez-il1hj]

It’s to get your money back to invest it on your next property

[@almostanything6665]

@@AlexChavez-il1hj I understand that. I want to know the steps in refinancing a property.

[@Mrcool12684]

Another great vid man! What company do you get your kitchen cabinetry from? They look awesome!