Am I doing something wrong or in the wrong market when I’m analyzing BRRRRs and barely cash flowing if at all, or are possible value add and refi out some money, but negative cash flow for 3 years at like -$300/month?

When you get down to a bare metal you would use a good quality primer (in general I ALWAYS recommend using a good quality product (no big box stores, etc, use a brand name paint such as Sherwin Williams or Pittsburgh Paints, as paint is cheap, it's the labor that's expensive).

I find it hard to believe you would be bared from doing a legal transaction in your own name because you are an agent.

Or do you mean it’s barely wrong and you only find after you’ve bought the deal and the government says no you can’t do that?

I would tie up most most of my initial investment cash in a property that barely generates cash flow from what I see here.  

@Jonathan Taylor I also bought a SFR+ADU and they totaled the bedroom and bathroom count to realize market rent and it barely worked out.

It's probably not the best time to dive into something that barely cash flows.

Now I'm being partly facetious here, but I live in Atlanta and let me tell you that you'd be very pressed to find even a bare bones studio with nothing included for those prices.

However we have a STR in Florida and it barely pays for itself. 

I own quite a few properties such as weekly lake rentals farms and bare ground in other states .