But yes, I interview the tenant and pet, in person, to make sure the dog is not aggressive or too wild/anxious. 

Some wild stuff does happen eventually.

I’m by no means giving up and I will get my first property by the end of the year one way or another but this wild be the best way to get a BRRRR started. 

lol - $3200/mo is a wild amount for rent unless we're talking about a new modern/downtown duplex.

Nothing would be a deal breaker alone, but factor this level of expertise in when evaluating the complete picture.For example, a big problem that I've seen is if a single tenant building is applying with a regular lender, sometimes they apply a vacancy to their own DSCR (Debt Service Coverage Ratio), and they apply a vacancy factor for a single tenant building, which is just wildly inappropriate.

There are houses out there but any that are decent are off-market within a day or are wildly over MP.

Don't just go buck wild and not use them, but don't back out of a deal because it doesn't hit your numbers.

Wild guess...570k invested. still needed 20k rehab. 590k total 6% commission puts you over 625kif contractor and agent will help,Ask the contractor to finish work at his cost and ask agent to split profits with him. sale price of 615k25k profit 50% return for contractor.agent gets some commission. i would go hat in hand and ask.

Then because it would be new construction at that point, you have to factor in new construction guidelines like fire sprinklers, solar panels, rain barrels, etc.It would probably not be worth wild from an ROI standpoint.

You are losing money either way so you might as well make it worth wild.