Process was pretty seamless as it was purely a cosmetic flip in an affordable yet highly desirable area.

So, my ARV estimate is truly based on my own research and pure guesstimation.

In the new scenario you're maybe $200 out of pocket per month with a good chunk of that going to pay down the loan and give you equity.If you're putting 20% down on a pure investment property then yeah lack of cash flow is a problem but not so much for a primary residence with a low down payment.

After rehab, the building will bring in around $3500 per month in pure cash flow split 50/50.

I want to build a detailed plan to BRRRR to lvl 1 financial freedom, but to do that I must leave behind at least 200$ pure cashflow a SFR.

Then you can think of RE purely as an investment. 

I have worked very hard in my own career and have been fairly successful but with regards to this opportunity it is pure luck and I am very grateful for that.My parents own a home in Palos Verdes Estates in Southern Los Angeles County.

Will this be a pure investment or are you looking to buy a primary residence?

@Chris LainoDepends purely on the level of work that's needed for the home.At a certain level of physical distress, you won't be able to get a traditional loan product due to inspection or appraisal issues.If it's just outdated, you can still use a traditional product.Below that, properties in severe distress need to be purchased with a rehab loan or a hard money loan or cash.When the property is in poor condition, the deeper the discount.

If you want purely the lowest rate you can shop around w/ Quicken or the big banks.