The only downside I see is that Dayton City Schools is not rated well as a school district. 

Even today, I'm finding properties in a Class C town, with 15%-17% CAP rates.  

Obviously, lowering the fee and raising the rate is an option but that feels a little bit like spinning my wheels.At some point, if I'm dropping my rates far enough to compensate for a high cleaning fee, we get into the conversation of "is it even worth it to rent it at this rate and risk property damage, 4 star review, etc".

You can imagine this can swing interest rates on refinances significantly dependent on the extent of that score discrepancy.

Without knowing much about the project you're looking at, that's where I'd look in the modelThank you, still going through with fake numbers and entry/exit cap rates to make sure the formulas work correctly.

Midlothian, Va vs Toano, Va.Property:Midlothian New Construction Stanley Martin 2 over 2 style:  3/2.5ba 1579sq priced at $410KSeller incentives : 5.5% fixed rate for a 30 years.  

I've been using a website called "area vibes" has alot of detailed info on any neighborhood you need, like the demographics, crime, schools, it rates everything using a grading system.

I feel that a new investor doing a BRRRR is too risky and does not have a high success rate.

If so what would the rates be?

(the same loan you likely used to buy the now rental and your current primary) There is no reason no to use a conventional loan if you qualify because the rate AND terms will be better with a conventional loan then a DSCR.