BRRRR Investors
Buy, Rehab, Rent, Refinance, Repeat. One broker for the whole cycle.
What This Is
BRRRR (Buy, Rehab, Rent, Refinance, Repeat) investors acquire distressed or under-market properties with short-term financing, renovate them to force appreciation, stabilize with a tenant, then refinance into a long-term loan that pulls their initial capital back out — freeing them to repeat.
The financing stack usually looks like: hard money purchase + rehab loan → seasoning period → DSCR cash-out refi. Two different lender relationships that need to work in sequence. Most brokers only handle one side.
How It Helps You
- One point of contact for both sides of the BRRRR (acquisition + takeout)
- Hard money purchase loans that fund 90–100% of purchase price + 100% rehab
- Fast close on the acquisition (10–14 days) so you don’t lose deals to slower buyers
- Structured seasoning strategy so you meet DSCR cash-out timing requirements
- Cash-out refi at 75–80% of ARV (After Repair Value) — recovers most or all of your capital
- Rinse and repeat with same broker — no starting over with new lenders each cycle
BRRRR (Buy, Rehab, Rent, Refinance, Repeat) investors acquire distressed or under-market properties with short-term financing, renovate them to force appreciation, stabilize with a tenant, then refinance into a long-term loan that pulls their initial capital back out — freeing them to repeat.
The financing stack usually looks like: hard money purchase + rehab loan → seasoning period → DSCR cash-out refi. Two different lender relationships that need to work in sequence. Most brokers only handle one side.
- One point of contact for both sides of the BRRRR (acquisition + takeout)
- Hard money purchase loans that fund 90–100% of purchase price + 100% rehab
- Fast close on the acquisition (10–14 days) so you don’t lose deals to slower buyers
- Structured seasoning strategy so you meet DSCR cash-out timing requirements
- Cash-out refi at 75–80% of ARV (After Repair Value) — recovers most or all of your capital
- Rinse and repeat with same broker — no starting over with new lenders each cycle
The Deal: Off-market 3/2 in a Class B neighborhood. Purchase $145,000. Estimated rehab $35,000. ARV appraisal $235,000. Market rent post-rehab $2,100/month.
- Loan amount: 90% purchase + 100% rehab = $165,500
- Down payment out of pocket: $14,500
- 12-month term, interest only, illustrative rate 10.5% + 2 points
- Monthly interest carry: ~$1,450/month during rehab
- Rehab funded in draws as work completes
- New appraisal: $235,000 ARV
- 75% LTV cash-out DSCR: $176,250
- Pays off hard money ($165,500) + closing costs (~$6,000)
- Cash returned to investor: ~$4,750 + all rehab money back
- 30-year fixed DSCR at illustrative 7.85%
- New PITI: ~$1,720/month
- DSCR: 2,100 ÷ 1,720 = 1.22 (approved)
Investor now owns a stabilized rental with $10K left in the deal and ~$59K equity. Ready to repeat.
BRRRR is the fastest way to scale a rental portfolio without endless down payments — but it requires precise timing and financing structure. Miss the seasoning window and you can’t refinance. Under-appraise the ARV and your capital stays trapped. Use the wrong hard money lender and your points eat your margin.
Working with someone who structures both sides means the deal is built to exit cleanly from day one.
Illustrative framework across both phases:
- Rate: 9.5–12% interest-only
- Points: 1.5–3 typical
- Term: 6–18 months
- LTV: up to 90% purchase, 100% rehab
- Close: 10–14 days typical
- Rate: 7–8.5% (30-year fixed)
- LTV: 75–80% ARV cash-out
- Seasoning required: 3–12 months depending on lender
- Reserves: 6 months PITI
- Credit: 660–680 minimum
Different situations call for different lender strengths. Through my network, I can access programs that specialize in:
- 100% rehab funding + 90% purchase (maximum leverage)
- 10-day close on acquisition (for competitive off-market deals)
- Same-lender hard money + DSCR takeout (streamlined seasoning)
- 3-month seasoning DSCR cash-out (fastest recycle time in market)
- Ground-up construction as an alternative to rehab BRRRR
- Portfolio bridge for investors doing 3+ BRRRRs simultaneously
- No-experience-required hard money for first-time BRRRR operators
Documents I’ll need:
- Property address + purchase contract
- Rehab scope of work with estimated budget
- ARV comps or projected appraised value
- Photo ID
- Two months bank statements (reserves proof)
- BRRRR track record if you have one (address, purchase, rehab, ARV, refi outcome)
- LLC docs if closing in entity
Ready to Structure Your Deal?
Tell me the deal. I’ll route it to the right program.