Some BRRRR Nuances:Rehab Budget: Ensure that bids are received from multiple contractors and that adequate reserves are made for cost overruns.

I'm not crazy about the big box stores as they seem to charge too much. 

You want that other 15k on the side for reserves, especially if you are buying a multi.

At 95% LTV (I would choose 95% LTV over the fha) the down and reserves is easier than the monthly.  

They charge 15% reservation fee for a complete management or $150 monthly if you do place bookings and they do coordinate maintenance, inventory, cleanings, front desk, admin stuff, and etc. 

I've included an example below to help illustrate this.So different lenders have different rates (which do vary even for DSCR loans) but these are factors they all consider.See example below:DSCR < 1Principal + Interest = $1,700Taxes = $350, Insurance = $100, Association Dues = $50Total PITIA = $2200Rent = $2000DSCR = Rent/PITIA = 2000/2200 = 0.91Since the DSCR is 0.91, we know the expenses are greater than the income of the property.DSCR >1Principal + Interest = $1,500Taxes = $250, Insurance = $100, Association Dues = $25Total PITIA = $1875 Rent = $2300DSCR = Rent/PITIA = 2300/1875 = 1.23If a purchase, you also generally need reserves / savings to show you have 3-6 month payments of PITIA (principal / interest (mortgage payment), property taxes and insurance and HOA (if applicable).

And started to identify us as who will not make money and never succeed in life.My thoughts:- I don't mind paying $40K for real estate education; however, my reservation is their professionalism.

But it is more than down payment, it is also any reserves.  

To replace the roof on a home with solar panels, to maintain the solar panel warranty, you will need to use their company to remove the panels, store them safely during roof work, and then use their company to replace the panels and make sure they are working again.

When successful it is quite rewarding and can lead to favorable basis and financing opportunities but there are certainly risks and its important to have plenty of reserves and be realistic with time frames.