I think you will find it challenging to execute BRRR on a 65k property because banks don't finance that low.

You should have a commercial account with lowes and homedepot.

I was hoping a $325 deposit would be low enough, but they still balked at that. 

The ONLY way to get rid of the mold is to get rid of a window that LOW.

Also, the good thing about primary is that it only requires you to put as little as 3.5%-5% for properties up to 1-4 unit or 0% if you are a VA.There are several ways to run and make sure you are maximizing your rental income while keeping your living expense as low as possible.

If so, can you recommend any reputable private only companies that have been in the market for at least 15 to 20 years and offer offer low entry barriers for investment? 

Also you better be cash, or it will be extremely difficult to get any good dealsGood luck 

@Alex ClarkBoth the Columbus and Cleveland markets are great for investing in from out of state since they are landlord-friendly, and have a low barrier of entry and cash flow.

In discussions with our realtor and a friend who owns a development company, their offer is extremely low. 

It's a breeze, the cash on cash return, while low in absolute terms, is crazy high (3% down + seller credits).