Must know how to service an out of state landlord with good communication, photos, written invoices, etc. 

typically a BRRRR property is so distressed that it's not possible to purchase with conventional financing - so the usual options are actual cash from your own checking account (if you have it), or private money or hard money. 

This typically requires 125% of the mortgage debts in available assets. 

If you're buying as an owner occupant, your interest rate will be about 1% lower, so you'd be closer to 35% down.But with low risk real estate investments you typically have an appreciating asset, and high rent growth.But if you are buying with a VA loan with 0% down the reality is 100% leverage, it will take many years and interest rate drops to get to break even.

Baseline customer service was of no help.I want to understand what products do you use?

Does anyone know what database or service is being used to send these? 

A lot of PMS have automations for this but if you are only doing it for one unit, Docusign or any other similar service should work fine. 

A lender is not going to lose money on a deal for you to gain experienceYou will need to partner with someone to get experience and at the same time start savingTo answer the other question you typically will need 20-30% down to get hard money

Those online services that say they can get you title insurance without a quiet title order charge you several thousand dollars and then tell you to occupy and use the property for four years, and then get back in touch with them.  

Trade for services How did you add value to the deal?