By nature a property in a BRRRR deal usually needs a good amount of work. 

I might assume ~$5-10k of upfront capital improvements needed that would be primarily for upgrades to meet regulatory requirements for a daycare, plus about the same for cash reserves before the cash flows begin. 

So naturally I immediately went on Amazon and bought a bunch of books on real estate investing so I could win, too.

I have an ownerrez widget setup so that I can accept reservations, real time, and cross link the calendars so it blocks on AirBnB and VRBO nearly instantly. 

You want to use the more conservative rent number, plug all this in to the BP calculator and you will more than likely not pencil out when you put in a conservative 10% for property management, $ for reserves for repairs, maintenance, vacancy, etc.

That makes me want to suggest a higher reserve budget for assessments. 

You need experience more than anything right now.As you grow, the specificity will become more natural once you understand what area you can add value to.

We chose apartment syndication over retail because of recession-resistant nature of B and C class value-add type projects.  

Accounts:Our home savings accountOur home operating account.My operating accountHer operating account22 Fake Street operating22 Fake Street security deposits22 Fake Street reserve funds119 Fictitious Way operating119 Fictitious Way security deposits119 Fictitious Way reserve fundsEtc...Cozy.co just direct deposits into the accounts and we look at them every few months. 

I would keep it for reserves and for fixing up a place.