Most deal walkthroughs show you the good parts. The appraised value, the equity gain, the cash flow number. They skip the part where you're bringing real money to the table and hoping the numbers pencil the way you modeled them. This is the full version of our Manchester three-family BRRRR. The Acquisition We picked up a three-family in Manchester, NH for $573,000. The property was distressed — it needed work, and the previous condition was reflected in the price. We structured the financing so 90% of the purchase and construction costs were funded. That left us bringing roughly $100,000 to the table. That's our cash in — all of it. The Rehab My wife ran the project. She also stepped in as property manager from day one, which is not a minor point — property management discipline during a rehab has a direct impact on the final appraisal and the rents you can command when the units are stabilized. We put work into it. Proper rehab, not just cosmetic. The goal was to get to an appraisal that reflected the actual value of a fully renovated, well-managed multifamily in a market where inventory is tight. The Appraisal $806,000. That came back as the second-highest appraised value for that property type in the city of Manchester. The equity gain: $233,000 — built on $100,000 of cash investment. The Refi and the Recycle The cash-out refinance returned our capital. We're not sitting on $100,000 that's locked in the deal. We have it back. The property still cash flows every month, and we can take that capital and go do it again. That's the BRRRR model working the way it's supposed to. You're not just building one deal — you're building a system for building deals. What This Means for the NH Market The 1% rule is harder to hit in Manchester than it was four years ago. Prices have moved. But the equity story on well-executed BRRRRs in the NH market is still real, particularly when you buy distressed, rehab properly, and have strong property management behind the stabilization.

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