typically a BRRRR property is so distressed that it's not possible to purchase with conventional financing - so the usual options are actual cash from your own checking account (if you have it), or private money or hard money. 

If you're buying as an owner occupant, your interest rate will be about 1% lower, so you'd be closer to 35% down.But with low risk real estate investments you typically have an appreciating asset, and high rent growth.But if you are buying with a VA loan with 0% down the reality is 100% leverage, it will take many years and interest rate drops to get to break even.

This typically requires 125% of the mortgage debts in available assets. 

Account Closed One of the areas I'm looking more into is Rosemary Gardens, essentially the first neighborhood on the non-downtown side of 880 and 1st.

I ask them if they can overpay and are they the person I can make a lot of money on (since they are essentially feeling me out to see if I am a desperate seller).

Typical requirements for a HML: recent bank statements, credit report, appraisal/BPO with as-is and ARV, sales contract, scope of work/budget-draw schedule, track record/previous purchase and sales HUDs/ALTAs showing the construction holdback amount, etc.

A lender is not going to lose money on a deal for you to gain experienceYou will need to partner with someone to get experience and at the same time start savingTo answer the other question you typically will need 20-30% down to get hard money

Typical 6-7% cap rate on a duplex isn't enough to cover that which you listed. 

I sent 92 letters to duplex owners in my specific are and had 5 legitimate leads come from it and closed on one that worked for me (these are not typical results).

That said, they will still require you to have a minimum FICO of 640 typically and enough liquid funds to cover the closing costs and reserves.