BRRRR

What is BRRRR?

BRRRR stands for Buy, Rehab, Rent, Refinance, Repeat, a strategy for building a rental portfolio with one pot of capital used over and over. The investor buys a distressed property below market value (often with cash or hard money), renovates it to force appreciation, places a tenant, then does a cash-out refinance based on the new higher value. If bought and renovated cheaply enough, the refinance returns most or all of the original cash, which then funds the next deal.

The engine is forced appreciation captured through the refinance. Lenders will typically lend 70% to 75% of the after-repair value; the classic goal is an all-in cost (purchase plus rehab plus carrying costs) at or below that threshold, so the new loan repays everything invested. Meanwhile each completed property remains in the portfolio with a tenant paying down the mortgage.

The strategy’s failure points are well-documented: over-optimistic ARVs that appraise low at refinance (trapping capital), rehab overruns, lender seasoning requirements delaying the refinance, and rents that cannot comfortably cover the maximized loan payment, a BRRRR done to perfection extracts all equity, leaving thin cash flow and no margin. Successful practitioners buy deep discounts, keep reserves, and accept leaving some capital in deals rather than forcing maximum extraction.

Worked example

You buy a distressed house for $110,000 cash and spend $40,000 renovating ($150,000 all-in). It appraises at $210,000 rented at $1,800 per month. A 72% LTV cash-out refinance yields a $151,000 loan, returning your entire investment while you keep the property, its tenant, and roughly $59,000 of equity, then you repeat with the same capital.

Frequently asked questions

What is the biggest risk in the BRRRR strategy?

The appraisal at refinance. The entire model depends on the renovated property appraising near your projected ARV; a low appraisal shrinks the loan and traps your capital in the deal, halting the "repeat" step. Secondary risks include rehab overruns, extended vacancies during renovation, seasoning requirements delaying the refinance, and maximized loans leaving razor-thin cash flow. Conservative ARVs and real comps are the discipline that separates working BRRRRs from stuck ones.

Do I need cash to start BRRRR?

You need access to short-term capital for the purchase and rehab, personal cash, a HELOC, hard money, private lenders, or partners. Hard money commonly funds 80-90% of purchase plus 100% of rehab on strong deals, so investors can start with far less than the full project cost. The refinance then repays the short-term financing. What you cannot skip is a reserve cushion: BRRRR with zero margin for overruns or delays is how investors lose properties.

Related tools and guides

• Rental Property Calculator
• Mortgage Calculator