By my calcs, the OP should be able to drive some positive free cash flow (and mid-single digit earned ROI) with total rents of about $3400 (assuming a total basis of $453k). 

I attach the proof of funds and preapproval from the hard money lender to every offer we can (Some of the digital offer systems you cant).I'm definitely assertive type and would love the chance to negotiate.

Banks have a vested interest in getting lowball appraisals in BRRRR situations, and if appraisers want to keep working for their main clients, those banks, they quickly learn to be well-versed in the art of giving the banks what they want, money-making lowball appraisals that screw you, the investor, and take money out of your pocket.An appraiser is going to come in with a point-and-shoot digital camera, or, in the worst case, use her/his phone.

Rate is at least single digits.

How does double digit rate sounds to you?

My wife has a hair salon and has a digital sign that we advertise on.

I have had a Self Directed IRA for about 5 years that has just been rotting...zero interest and a 3 digit account maintenance fee deduction every year by the holder.

Just a heads up to those of you who have ITINs with middle digits of 73, 74, 75, 76, 77, 81, or 82.

I own 4 rentals in Stafford and Fredericksburg so I'm hoping to see some appreciation but I don't expect double digit growth like they may get in Arlington.

The advantage to digital marketing is you can measure success quickly.