At $800/month, that would barely pay for the rehab costs (using BP's 1% rule). 

Currently, I am looking at Hemlame for local, I tried to use them for an out-of-state investment property, but the cost with an agent would end up far greater than a full-service property manager.The dream option would combine all accounting, bill pay, rent collection, provide eviction services, and maintenance coordination outside of normal hours.

They make you pay 85K as what they call "your Limited Partner contribution" in your first deal. 

For example, they have not sent us the rent they owned us for the last three months, and here is paperwork to show it is not in our account, here is the contract with them stating they would pay on this day each month, and here is the title of the house in my LLC/name to show you we own the property too.

Unless you find a buyer with a very specific criteria who is willing to pay above the typical 70% - repairs.

If you have a 10% interest rate on a car loan, then paying that off would give you a risk free 10% rate of return.  

I’m trying to figure out how I can pay myself and buy another property.

I am using the tax benefit along with the principal pay down and appreciation to offset.

The BRRRR strategy is a systematic approach to real estate investing that revolves around five key steps:Buy: Purchase a property, often below market value, that has potential for appreciation and improvement.Rehab: Renovate the property to increase its value, make it livable, and improve its rental potential.Rent: Find reliable tenants who will pay rent, allowing you to generate consistent cash flow.Refinance: After the property is rehabbed and rented, refinance it to pull out the equity you’ve built through the renovation.Repeat: Use the cash obtained from refinancing to fund your next investment property, starting the cycle again.Step-by-Step Breakdown of the BRRRR MethodLet’s take a closer look at each stage of the BRRRR strategy to see how it works in practice.1.

To answer your question @John Thedford, PPR's current fund pays 12%.