A stable female single mom, 6 years of renting, never late, always clean, gets with a 'fun' guy, good job, accepts her kid.  

If you are absolutely set on the BRRRR strategy, you might consider finding some established local REI meetups and begin meeting with other investors.

I think my mortgage payments are going to be too high to establish a positive cash flow.

When one tenant moves out, he doesn't inspect or clean!

Use the bank where you have an established relationship. 

So I got one that was very in-budget, good in terms of cash flow, decent neighborhood, not too old, clean inspection, etc.

Looking to see if anyone has had any luck finding financing for an established assisted living facility (real property w/ separate partnership with operator to run day to day).

Totally rehabbed and renovated, the inspection report is clean.

This is an example and needs to be modified but the goal here is if/when a contractor with no money invested drops the ball; you can easily and cleanly find another contractor to complete the project.

Cleaning dishwasher strainers is another thing i do when there is tenant turnover.