Still, wearing a bee-keeping suit would still be the best option.    

That allows the payment to be low, manageable and easy to cash flow when you transition it into a rental.When you move out you will have more money in the bank, stronger assets, and be cash fluid in case you need to make an offer on more investment properties.

Keep in mind that this is a rental, and renovations should be in line with a rental for the area and market.  

I'm doing the best I can, the bigger house will probably cost more for purchase and repairs. 

Generally, the properties that benefit the most from a cost segregation study are properties that are remodeled, expanded, purchased or constructed after 1987, the year in which the Investment Tax Credit was enacted.

Take this with a grain of salt since you seem like you are trying to get started in real estate investing somehow.

@Miki SheinaizenI recommend finding local meetups to attend. https://www.biggerpockets.com/forums/521I have found all of my best connections at local meetups.For your BRRRR strategy, partnering with a local property manager and connecting with contractors early on can help streamline your rehab process, especially if you’re not local.

What works best for me with 400 units may not work well for you with 100.

I'm going to reduce my rent by $100 as this ratio seems abysmal (quite literally a 0% ratio in view-to-application). 

Avoid lenders that want to escrow your payments at closing, this increases your cash to close drastically and, in my opinion, is not the best structure even for new investors.