Why $23 Per Door Cash Flow Is Still A Great Deal: A Deal Breakdown

Send us Fan MailWhat if you could create $48,000 in equity with just a few hours of effort? The BRRRR strategy (Buy, Rehab, Rent, Refinance, Repeat) offers exactly this opportunity when executed properly, as demonstrated in this detailed deal breakdown of a Wisconsin duplex purchase.Corey walks us through the entire process of a recent BRRRR project from start to finish – from finding the deal through texting campaigns to finalizing the refinance just eight months later. The numbers tell a compelling story: purchased for approximately $152,818, renovated for $39,000, and ultimately appraised at $240,000 after some strategic negotiation with the appraiser. The refinance allowed Corey to pull out $192,000, leaving almost no capital in the deal while creating substantial equity.What makes this episode particularly valuable is the transparent discussion of both challenges and solutions. When the initial appraisal came in $30,000 below expectations, Corey used ChatGPT to craft a detailed rebuttal that successfully convinced the appraiser to revise the value upward. He also shares his creative financing approach, combining a home equity line with cash value from a life insurance policy to fund the acquisition.The most thought-provoking aspect? Despite creating significant equity, the property only cash flows $46 per month ($23 per door). This perfectly illustrates why BRRRR is primarily a wealth-building strategy rather than a cash flow play – and why maintaining other income sources remains crucial while building your portfolio. As Corey explains, "This is not a get rich quick thing... but in a few years this thing is going to be worth probably $275,000-$280,000, and our debt will be down lower."Share your thoughts on this deal breakdown and let us know what other real estate topics you'd like covered in future episodes. Message Corey directly on Facebook with your feedback, and don't forget to rate, review, and share to help spread these valuable insights to more aspiring investors.