It is very hard to find them right now as you probably know and it could become tempting to overpay or be out-maneuvered at the negotiating table. 

Which tells me I left money on the table this year.

I have enough for 20% down and could go conventional with this property, Taxes/Insurance/Mortgage would be right around 1200$ per month (I have taxes/insurance at 0 in the table below, its built into the 1200 under "mortgage").

I'd leave the part with the fireplace for a dining room table. 

A lot of lenders are floating teaser rates and that is what upsets 95% of borrowers getting to the table and finding out the rate was not locked or quoted off of top tier PAR pricing. 

Ever notice how the new guy at the poker table sometimes draws a straight flush and does not even know it?  

I’m going to go look at the table of contents of the BRRRR method and the Beginners guide to see if they refer to running numbers.Thank you for the help!

Your capital contribution is 9% of the total, you have a hard road describing why the rest of what you are bringing to the table is worth 38%.

Sounds like you might have underpriced your deal, there's probably more profit buried in there that you left on the table.

There are more than just a few people looking for free help, or offering a free coffee in return for "picking your brains".Think of it in terms of both effort and value what each of you brings to the table.