But these days, it’s hard to find decent properties where the numbers work as far as covering the debt service with rental income. 

There are ways to almost eliminate these risks but, unfortunately, most developers won't go along with that because it's not in their interest.Since I'm now working on my own development projects, I don't think it's appropriate for me to comment on developers in a public forum but I will respond in my reply to the DM you sent me.

If it's simply cash flow--irrespective of hard assets-- then you're better off buying some form of debt.

I do not have a lender right now, and I will need the 12-month rent history as well as various metrics on the property such as insurance quote (which needs property information in order to obtain), existing debt, and purchase price (which would be established while making offers).

We have some credit card debt we are hyper focused on paying down , and 34K in my student loans (not touching currently due to SAVE plan with the zero percent interest).

With this property you must leave $50K in the property in order to meet lender debt coverage requirements.

Personal background: Married with no kids, 100% debt free, live a rather tame lifestyle and don't spend large amounts of money, two newer vehicles (2020 & 2024) so no vehicle purchases expected for the next 10 years. 

But a certain amount ( the dreamers) go into CC debt to pay for it.

If you don't have the downpayment, go make some cash so that you do, either through saving from your normal income or some real estate investing efforts.Your point on debt paydown, although true, is not relevant to the argument of BRRR vs. traditional rental.

The deals I underwrite have been cash flowing right up until I put debt service on them, even with taking a break even amount in a refi.