If you are not comfortable attempting a flip you should not be attempting a BRRRR especially in this market where majority of rehab properties fit the "flip" mold much better than the "BRRRR" model given the skewed price-to-rent ratios.

I have found a company that makes the completed models but the hard part for me is determining what my annual costs would be. 

The VRBO model in penticton would work nicely; not sure how strong they enforce zoning. 

Use the arbitrage model.

I have a great friend of mine who swears by section 8 rentals and will only operate with that business model.

@Ken Tsai I use an app called Remine for an AVM model.

It depends on the contractors business model and how they prefer to conduct their business much like investors only investing where they are comfortable.  

@Chuck KlingerAdding to what @Brandon Roof wrote above ...You'll want to model each property separately and create a "roll up" in excel. 

One tenant is a model tenant (keeps things neat and clean, always pays on time).

Sensible AssumptionsThere are numerous lines of expenses and income sources on models, but it’s imperative to study their accuracy.