In the meanwhile, trying to work my own offer; quick math makes me think this isn't quite right for a BRRR, but maybe a flip instead?

Then, I'd start analyzing properties excessively until you're comfortable with the math behind a good rental property.

Soooo the math . . .Total Monthly Debt $3020 - $2262 (75% monthly income/$3015) = $758 is what would go against DTI Ratio?

You really need to do your homework and understand yourself first.  

Often times there is demand and a niche marketing that makes a good driver - but the price isn't worth doing the deal.Properties that are in vacation areas tend to do the best but "Stay-cations" are very popular now in more remote areas as a result of the dang virus.Do you homework with those who jumped in before you and learn what they learned from the experience.

Let's do the #'s on your question: Let's say it's utopia-ville where all properties are always $100k, tenants always pay $1k, and everything is always perfect and right, to keep it simple math. 

On a lot of free XLS, I find some basic math errors.

There can be good profits if you know what you are getting into and if do your homework, but those are two pretty big "IFs."

You have to do your homework to know what your sales price, rehab costs (budget) and carrying costs are going to be before you make your purchase.

Make sure the numbers work, have a great team and do your homework prior to jumping in.