Consider cleaning, lawn care, snow removal and supplies as well as utilities  in your calculations.  

I’ve been utilizing the BRRR method and have been successful thus far.

Planned energy-efficient HVAC installations will replace outdated ceramic heaters, reducing tenant utility costs, lowering insurance premiums, and qualifying for utility reimbursement programs—a win-win for tenants and investors alike.Inflation HedgeReal estate is historically a strong hedge against inflation.

By utilizing section 8 income we will turn it into a property that is insured beyond belief and make over $ 418,000 gross $320,268 net.

If you're trying to utilize it without living there, that’s simply not possible.

Whichever method of lead generation you decide on, aim to establish and maintain a relationship with prospective sellers. 

I cant imagine that renters would rent a place and not want to utilize the garage.

For example, what is the monthly revenue for the property and what are the "All In" expenses, including mortgage, taxes, insurance, utilities, repairs, etc...

Get your insurance in business name, utilities can be put in business name.

Since part of your home is a rental, you can deduct a portion of expenses like mortgage interest, property taxes, and utilities.