After the $50K up front are you leaving yourself any reserves?

Leave it up to an appraiser?

., if you're saying that so far, your out of pocket costs are $21.5k ($11.5k deposit + $10k rehab), and that a refi would still leave you $12.5k out of pocket, then that just means the numbers weren't ideal for "BRRRR" (which aims to get you all your outlay back). 

As you can see, tenants live there for quite sometime, however it will probably be more expensive unless you find one that will need more work than what you saw at the previous house which would leave room for high risk .

This would leave some 300 odd $ a month I need to pay taxes of (rental income 1250$/month)...so how do people manage to get a tax loss?

Well, there have been a few exceptional tenants; however, the middle class tenants will leave a house in a big mess too, which is more expensive to repair - and more frustrating.

My concern is.. when I rent it will I be able to, since I’m the only house on the block, the block behind me has only a few homes being built.

I'm leaving right now to go look at some homes with the family.

Thanks a bunch for any and all guidance/comments/tips you can leave me with!

I would leave a flyer on the doorknob that says you buy houses and ask for a callback.