Most builders have their pet agent who is constantly sourcing and here is how it goes.the agent will find the dirt charge NO fee to the seller thereby getting seller top dollar compared to some wholesaler low balling them.. and then the agent gets the list back on a brand new home.. 

As they say,,,, Pigs get fat, HOGS get slaughtered. 

My properties are B class.If yours is an A class property you should not be using a minimum score requirement as low as 600.

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.