SFR and vacation rentals are going to require more work on your part both initially and ongoing.

@Carrie Purkeypile Cozy, Venmo and Zelle all work great and are free.Cozy is nice because once it’s setup initially, it’s pretty much automated and hands-off after that.

I wouldn't worry too much about bringing this up in your initial offer.

Also be open to a 'partial' BRRRR in which you might only get a portion of your initial equity back after the refinance.Given the current supply/demand, there aren't a ton of discounts being offered on the MLS currently- however, I would not discount the MLS as being a great place to find properties.  

Whatever you call it, you’re comparing different investments based on their yield.Another way to look at this is to think of IRR as the rate needed to convert the sum of all future cash flow to equal your initial investment.

Our initial thought was to leverage all our professional design fees as well as builder (GC) fees to put towards 15% down payment, but it appears we can not find a bank that will do this.Our first question would be, have you heard of a bank that would have this type of creative financing?

I figure after I make my initial investment, I'll come out of the closet LOL Best of luck to you! 

A few bumps in the road initially, but got them straightened out and finished well.

Or how would you use the tool to calculate the ROI as it has not been rented out since the initial purchase date?

We couldn't see any of this initially because there's cinderblocks covered by siding around the perimeter of the house.Note: the county classifies the house as "Single family detached".