The trust rates range from 15% on the low end to 39.6% on the high end.  

To affirm what the others are saying, you are going to need low interest loans to make the BRRRR strategy work.

However, they are being extremely difficult to deal with.

We followed his lead, even joining a 100% commission, very low support brokerage in exchange for him promising my wife and I that we’d achieve a Keller Williams level support from him, without the painful commission split.

Cha Yang,This might be extreme, but maybe cover it with a super-large tarp such that it's not obvious you're concealing a dumpster.

Your responses definitely has me leaning even more towards selling given the numbers of a heated market and low cash flow.

If it's a rather low end neighborhood, I wouldn't put that kind of money into it (although I probably would try to open the kitchen up a bit, that is always a big bonus).

I must put 15% down which takes the loan to low to get a 30 year mortgage.

Your criteria "working class, low crime" is what I was thinking as well.  

It took me what seemed like an eternity to find a property in the area with low enough property taxes to make the deal work.