Just checking my math.This is obviously after all expense , depreciation, cost set, property tax write offs, 20% etc.my question is are my assumptions correct? 

My out-of-pocket $40,000You are into it for $430,000 plus closing costs for a questionable value of $450,000.

This protects me from unwanted vacancies but gives the tenants a fairly low-cost option to get out of a lease.

. , the other thing I often do when I'm starting to evaluate a new market, I subscribe to the local newspaper or the local business journal and doesn't cost that much, usually $5 to $10 a month.

What will it cost to make those income streams happen?

Reduce landscaping service costs, reduce water consumption, reduce other utility bills, etc…

From lots of experience, Zillow may cost more, but the leads are much higher quality!

Quote from @Christie Gahan: G.Brian Davis:  How do you handle funds that due a cost seg study? 

Some lenders may require a second appraisal, if the value is over 20% of the initial cost. 

there's no buying a BRRRR deal with $0 - you need cash to buy, and then you need cash every month to pay the holding costs and service the debt during the rehab.lots of things are making BRRRR tough right now, especially the increase in interest rates and the fact that prices have leveled off. if you did a BRRRR in 2020 and just waited 12 months, prices would go up, and that would help your appraisal. that is not the case anymore. other factors are making it difficult too - there is lots of competition for deals, both on and off market; lots of good contractors are booked up; and lending has tightened a little, and it's harder to get a higher LTV.so just to be clear: -BRRRR requires lots of cash - it's way more cash intensive than portrayed-BRRRR is not a cash flow strategy - you will end up with a break even property-if done right, you'll wait 3-12 months to get some (or close to call if you really crush it) of your invested cash backI know this wasn't your exact question, but I had this typed up for another thread and thought it was relevant herehope this helps