I will look in on the vital information you have given me.

utm_source=newsletter- https://www.biggerpockets.com/renewsblog/telltale-signs-youre-not-ready-to-invest/- https://www.biggerpockets.com/renewsblog/vital-importance-mentor/- https://www.biggerpockets.com/renewsblog/get-ready-to-invest/- https://royallegalsolutions.com/get-your-head-in-the-game-four-pro-tips-for-creating-a-winning-real-estate-investing-mindsetYou might want to read and follow these threads:https://www.biggerpockets.com/forums/48/topics/630353-advice-to-your-20-year-old-selfhttps://www.biggerpockets.com/forums/12/topics/625324-looking-for-financial-advise-for-getting-started?

House never had cert of occupancy and needs some accessibility modification for approval as well as undoing some fenestration for inspection, but is generally in sound condition.

Having a security system is vital to saving costs, though it may sound like you're spending hundreds of dollars up front. 

My plan is flexible and is open for modifications as I progress with my life.

Based on the current rents and expenses, which I expect will change after some modification, the property will cash flow about $525 a month, with a NOI of $21,560, and a cash on cash of 10.8%.

The access to the car wash, what type model it is, the traffic counts, how many other car washes in the area, sightlines to the property ( on a hill,down in a hole,level), any cross anchor larger feeder traffic to site, parcel size layout and shape, etc. all play a vital role in the long time success of the dirt value along with other demographic metrics of course.There are not newly minted national credit leases at 9 caps with retail.

I also know that a team effort is vital in this as the property manager I have found has a good idea into estimating ARV, knows contractors and does BRRRR himself.

Almost a month later, they sent us a denial letter in the mail stating that our interest rate was too low to qualify for a Loan Modification and wouldnt end up lowering our payments, and also stating that a repayment plan was off the table because we didnt have enough surplus to make the higher payments.

BRRR is all about buying below market and either fixing up the property or creating more value with modifications you make to the asset.