Your cash flow looks good, but the cap ex and repair costs seem low for such an expensive property. 

The one thing they did communicate with me was to be careful making extremely low offers since I would be considered a professional and it could negatively impact my business, which made sense.

Where there is a high demand and a low supply, there is an opportunity!

The offer was low enough I couldn't really loose.

The interest rate seemed low at 4.5% is that accurate? 

This means that BRRRR typically works as a cash only purchase as the homes being in deplorable shape keeps out all of the buyers who are utilizing financing; thus driving down the price to allow a cash buyer to buy so low that they can utilize the BRRRR strategy. 

If you're looking for high ROI and low risk, the eastern TN market might be for you.

(Whereas the current Report shows you being out of pocket $28,020.00).At first glance, your numbers seem a bit low for vacancy allowance and repairs.

You can buy a home to live in using FHA loan, low downpayment with mortgage insurance.

, I usually give him a ridiculously low bid, and I would get a reply in the mail a few week later to say "the bid was rejected".