Note - If you are looking to invest the proceeds you could look into a 1031 exchange will defer all Federal taxes to a later date and allow you to purchase another property with the proceeds.The best thing to do in your situation is to do a little research and talk to an accountant.

Though - the main reason people use the BRRR Strategy is because it allows you to do a "no or low" money down transaction.

I've also heard that sellers have went to the banks to get an approval to allow a sale via Land contract.

It's probably better to work on a 4-6 year timeline too which allows you to adjust after hopefully reaching your goals.

My personal view is as follows: I am not a professional, so I don't deserve to be paidI am learning new skills that will/have allowed me to better negotiate with professionalsIt was a great teaching opportunity with my kids. 

This allowed me to negotiate directly with the seller and avoid middle men.

-Pet rent Depending on your building you can add income by allowing pets and charging for them.

We add dishwashers, central HVAC in everything we rehab, and try to add some other nice feature when budget allows - full fenced in yard, for example, or nice storage shed, something like that. 

In general you are not allowed to charge two people rent a the same time.  

Anyway, a local lender should allow you to do the same structure.