You don't get to pick them.The math should be fairly elementary. 

I've heard of mentees who started cleaning up construction areas on a flip at the end of each work day or picking up supplies at Home Depot and delivering them to the job site.

What methods do you use to pick up properties?

I picked up on that you were looking at using your 401k as part of the down payment.

Not trying to pick a fight here, but these forums are quite impressionable on new or inexperienced real estate investors and don't want those who read these forums for educational purposes to believe they should expect or accept 1/3 deposits as the norm. 

Show some cherry picked comps and be specific on why the value should be lowered, making sure to site current condition if anything needs upgrades, etc.

A majority of our deals are off market, but we will pick up an on market deal if the numbers work. 

If the estimates are higher or pick up things I didn't think of I can either back out of the deal or renegotiate based on inspection items. 

So who in the area is having more luck than us and wouldn't mind a few free lunches and dinners on us to pick you brains.  

Also, I normally try not to call out people or pick fights on social media, but please do not refi your loans into DSCRs thinking this will fix the problem.