I feel my biggest challenge is I don't know where to start.

Last thing you want is to end up in court disputing something that you heard off of BP or some other internet search. 

We can BRRRR the house, but the biggest problem is there will be absolutely minimum cash flow (like $50) after the refi, however, we would be able to move on to our next deal, still have this house producing some income, and still have some equity left in this house after the refi

Biggest rehab was we had to completely redo the bathroom because the subfloor under the toliet and shower were water damaged.

We look at turn keys, rehabs, agent listed homes, BRRRR properties, and more just knowing we have "more tools in the tool box".I think the biggest thing is just getting that first property bought and running, it gets easier with each one.....

I find myself in the opposite place where I'm a relative newbie, where deal flow is my biggest constraint to growth at the moment, and I can't get myself on ENOUGH wholesale lists! 

I've scoured the internet and attempted to contact some other HML lenders on what they are using but have had no luck thus far.

Chicago had the biggest ground swell in truck inventory. 

My biggest thing is one lender offers 3% down on a conventional whereas the other only goes as low as 5% down on a conventional and I'd like to use as much leverage as possible.

If these are bills that the tenants are responsible for and are solely in the tenants' names (like cable, internet, etc), I wouldn't get involved or concern myself with it at all.