@William R. would you mind sharing the details of your first BRRRR refi?  

Yes It is there, however it is not as detailed as my initial try.

You could also purchase an extra General Liability Protection as well to offset any concerns you have about possible liability.

Some of those that you consider as competition might be nice to you.Always do the math analysis and try to look at the prospective property before you make an offer or at least have a clause in the sales contract that allows you some time (probably about 15 days) to make a detailed inspection and possibly back out of the deal without a penalty that will hurt you too much.  

I figured that was worth the extra cost.   

I've never rented a house, only apartments before I bought my first and only house.Is it so commonly known who pays which utilities that landlords don't bother listing that detail?

Giving me an extra 3% equity off the top and reducing my necessary cash to $7,000.I will rent the property to them at 11% of the selling price for as long as they need.

@Jay Hinrichs can you explain in a bit of detail why 30% equity is not enough to ensure the return of your capital?  

I doubt they're as detailed as true MV appraisal w/ like kind/quality comps, but would it be fair to say that its usually in the ball park or is that a stretch? 

If you would more details or want to setup a time to talk just let me know.