I'm all about leaving lots of cushion as a sort of insurance to make sure I keep myself relatively secure so I'll keep in mind possibly raising those percentages a bit.

I took a 401k loan for the downpayment, and at closing, the seller gave me a $25k loan and secured it as a 2nd mortgage. 

Whichever method you use is your choice and preference, but this is where the automation typically starts. 

What is your favorite solutions for home security if you are a rehabber?

I'm a registered representative with a securities 7 license, so everything i do is done as a security.

Also make sure the security deposit is addressed!

We used the basic "Four Square Method" video to determine costs vs income.

I would be happy to start with 5 to 7, maybe then I can use them as leverage to secure a loan or interests from some investors or partners for future endeavors.

The BRRRR method is great, but I am a bit confused as you seem to be talking about doing it with your current house. 

May seem like common sense, but obviously fraudulent lenders are looking to prey on people that may not be familiar with the financing methods of investment properties (newbies), or have no other financing options.