Question is, if I have the means to put a high enough down payment on a house to be cash flow positive (assuming my expense estimates are accurate, etc.) is that something that I should do?  

Egress: Two methods of egress, typically a door and a window.Ceiling height: At least half of the room should have a ceiling height of 7 feet.

But the $2300 down payment, $2500 over asking and paying the fees seems, not quite right.

It's still early but we're expecting tenants to use the service for 9-18 months, and about 45% to also order the extra reporting of their previous rent payments which costs ~$20-25.

This could increase interest rate and or down payment.2.

Deduct NEW property taxes after you buyDeduct home insurance costsDeduct maintenance percentage, typically 10%Deduct vacancy+tenant nonperformance percentage(we recommend 5% for Class A, 10% Class B, 20% Class C, good luck with Class D)Deduct whatever dollar/percentage of cashflow you wantNow, what you have left over is the amount for debt service.Enter it into a mortgage calculator, with current interest rate for an investment property, to determine your maximum mortgage amount.Divide the mortgage amount by either 75% or 80%, depending on the required down payment percentage - this is your tentative price to offer.If the property needs repairs, you'll want to deduct 110%-120% of the estimated repairs from this amount.Be sure to also research the ARV and make sure it's 10-20% higher than your tentative purchase price.As long as the ARV checks out, this is the purchase price to offer.It is probably significantly below the asking price.

The BRRR method is not about "numbers working" in a given market. 

This has to do mainly with the timing of property tax payments for your own home (not for your investment properties) and your charitable donations.

Quote from @Efrain Flores: Quote from @Tim Delaney: Based on rent of $1500-1600 and mortgage payment of $1700-1800 which doesn’t even include maintenance, management or capex it doesn’t seem to make any sense to keep it as a rental.

Realtors listing is a great way to market it, Facebook is also an underutilized method.