Conventional 20% down How did you add value to the deal?

Financing: Conventional 30yr fixed at 4.75%Purchase price: 215,000Down Payment: 43,000Loan Amount 172,000Closing costs: 3,000Total outlay: 46,000Income:Monthly rental income:  (700+700) = 1400Monthly expenses (please critique my % allocations, based off BP calculator recommendations):Mortgage: 897.23Vacancy 5%Prop Mgmt: 8%Cap Ex 8%Repairs/Maint: 8%Water $60/monthProp Tax: $125/monthInsurance: $77/monthResults:Fails 1% rule (Needs 2k in rent or 140k purchase price)Fails 50% ruleCash Flow -$165CoC Return -4.3%https://www.biggerpockets.com/...Bad deal as is, huh? 

Buyer found it but did not have down-payment for the same and also would not qualify for conventional financing so i put this deal together.

@Alexis Bertoldo If FIRE is your goal I like the strategy of getting a house hack of a 2-4 unit using either an FHA loan or the 5% down conventional loan. 

@William Rushton echoing what most here have said.For any primary residence loan (Conventional, FHA, or VA), you need to have the ability to occupy 1 of the units within 60 days of closing. 

Looking for value add opportunities is a good play to build equity into the property so that you can refinance into a conventional loan once you hit the LTV requirements.

In your situation, I'd sure be tempted to try both above avenues before going the conventional seller's route.

@Brandon Plombon how does one find an independent agent, and will the insurance I choose be based off whether I purchased the property through a FHA loan opposed to as a conventional ?

We put 10% down and took out a conventional 30 year loan.How did you add value to the deal?

Some numbers for the house:PP: $165K10% down + closing costs: $22K (Conventional mortgage for the remaining $148K)Rehab estimate: $30KARV: $220-$230KMortgage/Taxes/Interest: $1K Rent estimate (3BD/2BA): $2,100Some of our mistakes and obstacles along the way:Our handyman was truly terrible.