05/15/2026
Carl ran the trash math on this one. His verdict? "Not beautiful, not trash… but the porch is applying for workers’ comp."
📍 2206 Sayle St, Greenville, TX
Option 1: Flip it
Purchase: $108,500
Repairs: $35,435
ARV: $210,222
Estimated net profit: $47,951
The flip puts actual cash in your pocket.
Option 2: BRRRR it
Use hard money to buy + repair, then refinance into a DSCR loan after the work is done.
At a 75% ARV refi, the DSCR loan could be around $157,667.
That may pay off the hard money and return most of the cash used to get into the deal.
But here’s where Carl starts twitching:
If you max out the refi, the estimated DSCR is only around 1.03 based on $1,616/mo rent.
Translation: the deal technically breathes, but it’s wheezing into a paper bag.
Carl’s take:
“The flip puts money in your pocket. The BRRRR keeps the house. Just don’t refinance it so hard the cash flow needs a GoFundMe.”
The cleaner DSCR refi target may be closer to $135k–$145k, not the full max cash-out, unless rent comes in higher.
Moral of the story:
A max refi is not always the smartest refi.
Need a lender who understands flips, BRRRRs, DSCR loans, and investor math?
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This is for education and entertainment only — not financial advice. Do your own research, verify the comps, inspect the property, confirm lender terms, and run your own numbers before making any investment decision.
https://www.zillow.com/homedetails/2206-Sayle-St-Greenville-TX-75401/78830144_zpid/
