We finished and sold our last flip over a year ago. We haven't found a house to BRR in five years. We have boatloads of cash and would like to get another project rolling before DH pulls the plug on his job next year, but nothing pencils out. Happily, the money isn't burning a hole in our pockets, so we'll just wait and see what happens. In the meantime, we're considering re-fis on all of our rentals. Maybe then they'll hit the 1% rule a little more dependably. As it is, if expenses are high or we have tenant turnover, sometimes we don't quite hit the goal. Not really a worry, because we're already FI and FIRE and we only buy properties we'd be happy to live in.
As it is, we could sell our primary home, pay off all three rentals*, live in one of them and continue to rent out the other two. We could easily live on that income, plus we'd have a cool million to add to our stache. Therefore, we don't really care about the 1% rule.
*Don't worry, my DPOYM friends, this is just a brain exercise.