The garage and the fact that a long term tenant was in place paying market rent.

Unless you are finding off-market opportunities direct to seller, I can't imagine the deals working on BRRRR.

Since it is a family member and I would potentially buy the property for under market value.

In Cleveland you can find below market rental ready duplexes that require minor repairs (keep in mind that discounted properties come with their own challenges).

Welcome Joshua, I work the Atlanta market.  

If you can get in before a property hits the market, you can often negotiate a great win-win deal for everyone. 

I had a second one but sold it in 2024 and invested it's earnings in the stock market and so far so good.Anyway.

Look for motivated sellers off market and market via cold calling and or direct mail, geofencing, advertising and the like.A good wholesaler is as @Ericka Parrott mentioned, direct to seller, did good underwriting and can deliver an actual "Deal" whether buy and hold or flip. 

There are very few markets that cashflow with 100% leverage.

So there payments are $200 - $400 dollars under market.