BRRRR in Charlotte: from MLS to refinance in 18 weeks

Maya starts in the PocketSquad Marketplace, filtering for Charlotte ZIP codes with median rent above $1,900 and median list price under $220K. The Westover Heights listing surfaces with a $192K asking price and 28 days on market — a soft signal the seller is open to negotiating.

She pastes the MLS link into Address Auto-Import, which pulls public record facts (year built, lot size, last sale, tax assessed value) and seeds a draft scenario in /calculators/brrrr. The Neighborhood Heatmap shows the block sits in a B-tier rental zone with stable rent growth, not a flip-only A-tier.

Two of her Saved Scenarios from prior Charlotte underwriting are reused as templates, so she does not have to retype expense assumptions, vacancy factors, or financing structure for every new candidate.

Maya runs the deal through three calculators in sequence. The Rehab Estimator scopes a cosmetic-plus-systems refresh: paint, LVP flooring, new HVAC, kitchen refresh, and one bathroom rebuild at $35,000 with a 10% contingency baked in.

The DSCR calculator at /calculators/dscr models a $192K → $185K negotiated purchase at 80% LTV on the back-end refinance: $2,150 gross rent, 8% vacancy, $295/mo taxes, $112/mo insurance, 8% management, and a 7.25% rate over 30 years. DSCR lands at 1.32 — comfortable above the 1.20 lender floor.

Cash-on-Cash projects 14.8% on stabilized cash flow against the $8,400 of capital expected to remain after refinance. The Deal Analyzer combines the three views into one shareable summary she can send to her lender before drafting the offer.

Maya opens the Network directory filtered to Charlotte and shortlists four professionals. Her local agent, Priya Ramaswamy, has closed eleven investor transactions in the last twelve months and replies to her PocketSquad message within an hour. Maya books a 20-minute discovery call from inside the platform.

She matches with Carolina First Capital for the bridge-to-DSCR financing path and uploads her last two tax returns and entity docs to the lender's shared workspace. The contractor, Brent Holloway of Holloway Renovations, comes in with two referenced jobs at $24-$28/sq ft for similar scopes.

A licensed home inspector is booked for day three of due diligence. Each squad member is added to the deal's pipeline card with their role, contact info, and document folder pre-wired.

The deal closes at $185,000 with 15% down on a bridge loan from Carolina First. The Deal Pipeline tracks each milestone: inspection complete, repair credits negotiated ($1,800), bridge funded, contractor mobilized, permits pulled. Document Storage holds the purchase contract, title work, insurance binder, contractor agreement, and lien waivers in one folder per deal.

Maya checks in with the AI copilot most mornings. Sample prompts she actually uses: 'Summarize what changed in the pipeline this week,' 'Draft a polite nudge to Brent asking about the kitchen timeline,' and 'Compare my actual rehab spend to the budgeted scope so far.' The copilot pulls from her pipeline data, not generic web answers.

Weekly photo updates from the contractor land in the deal's activity feed. When the HVAC scope grows by $1,400 because a coil cracked, the change order is logged, signed via the platform, and reflected in the live BRRRR model so Maya can see how it shifts her refi proceeds in real time.

Lease-up takes nineteen days. Priya's leasing partner places a qualified tenant at $2,150/month — exactly the underwritten rent — with a 24-month lease and verified income at 3.2x rent.

The appraisal comes back at $258,000, a hair under projected ARV but well inside the model's stress band. Carolina First closes the 30-year DSCR refinance at 75% LTV for $193,500. After paying off the bridge, closing costs, and reserves, Maya pulls back $214,100 of her original $222,500 invested. Cash left in deal: $8,400.

The stabilized property cash-flows $312/month after debt service, taxes, insurance, management, and reserves. Maya's portfolio dashboard auto-rolls the asset into her Charlotte cohort, and her Saved Scenarios update so the next deal she underwrites uses her actual realized numbers, not last quarter's assumptions.