----Financials----Purchase Price: 190,000 ( I know not an ideal BRRRR discount price)% Down: 3.5% (Again, yikes and I know not ideal)Pre-Reno Rents Appraisal: Top 1B1B - $900 (Assumed tenant paying $800) Bottom 2B1B - 1200Thanks guys!

You need to find deeply discounted off-market deals, rehab well but economically (maybe with your own crew.)

Other than that pretty straight forward.

As you asked regarding working with a broker,  I would say it's depends how familiar with real estate you are, if you need some basic information how to find a good deal in this specific area is better to work with a broker but if you are able to analyze a deal or you work with an experienced investor then is better to work straight with listing agent or seller as you are more flexible with negotiations and information, also then some listing agents are more likely preffering to work with the buyer by them self because they getting more commision of sale.Just my opinion......

That would be the one-time price expressed as discount points to get the owner occ rate even though it is a rental.https://www.fanniemae.com/content/pricing/llpa-matrix.pdfAlmost no one actually does that, though as you might have guessed from the above I had a couple people recently come pretty close, and one fellow knew he was going to sell the thing in less than a year, so he didn't care about the rate, he wanted the bank to cover his closing costs in exchange for a higher rate.If that price is too high, you can swap points out for rate at a ratio of about 1 point to 0.25% to rate.Today's rates sheet go from 2.5% to 6.5%.

Asking price: $365,000ARV: $540000 (10% discount)After Repair Value (ARV):540000City Evaluation419,100Cost of Property:365,000Estimated Repair Cost:135-165k (50% more)Cost contingency (8%):14400 - 17600 (doubled)Total Gross Profit Marginnegative $7600 - $25600 unless you have a track record of success to offset i would start with way less rosey numbers and then adjust from there. on reviewing your numbers it seems very optimistic without much room for error. 

Here is an excerpt from an article on the subject that I believe breaks this down fairly well:Gain, to the extent of the depreciation claimed that exceeds what would have been allowable under straight-line depreciation, will be recaptured as ordinary income, and, thus, taxed at rates as high as 35% in 2003 and later years (ordinary income rates), but the amount of excess depreciation subject to recapture may be less for certain low-income housingGain, to the extent of the depreciation that isn't recaptured as ordinary income, will be taxed at a rate of 25%.The balance of the gain will be taxed at a rate of 15%Example – In January 1986, you paid $1.3 million for an apartment building (not a low-income building), of which $1 million was allocated to the improvements.

I've turned down a lot of realtors that call me begging me to look at their house that I can buy at a nice discount, but would have to rent for $1400+ in order to make same ROI. 

Just straight information and super friendly atmosphere.AREA Real Estate Investing Group – https://www.meetup.com/realestate-445/ - Meets once per month and is usually well attended

Plug your property's address into Rentometer.com, and then discount the median rent amount it tells you by at least 10% to be on the safe side.