Im tired of letting tenants bail out with unpaid rent and damages that exceed well past the deposit. 

Option 2: I found a house that the asking price is 930k , but I’m sure I can get a discount on it because it needs a lot of work , it doesn’t qualify for traditional financing , so I would need to take a hard money loan , it needs about 150k worth of work , the plan would be to offer the full 930k asking price but ask for a 6% seller concession , I calculated 20% down payment and 7% closing cost , so total after seller concessions comes out to 21% down payment which is $195,300 .

Rates have improved for these loan products as well.

Well, several months ago I joined a brokerage and naturally I want to comply with their ways of operating and generating business.

Besides the benefit of the forms, I do not think the money is well spent) or MLS membership (approximate $190/quarter, which is useful investment)- Brokerage has no trust fund/escrow account.  

The market in Calgary is doing well at the moment no?

Are you planning to scale and buy more in St Louis?

Then you probably need $100-$150k in reserves and another $50-$100k for turnover/upgrades if you plan to raise rents.

Does anyone have a BRRRR business plan template they would be willing to share with me.

If you are using their money for a down payment, are you really planning on renting it to them in a traditional sense or simply having them pay for the mortgage, insurance, taxes, etc (ie you won't be renting it at market value more you are buying the home for them and they are making all of the payments and repairs?