Great pictures with your marketing is a key component as well.  

Start by defining and quantifying your objective.

I've developed my mechanisms to get around the non-assignable component.

But you need to find a community bank as defined by the Community Reinvestment Act of 1977.

After millionaire, chop wood, carry water.You shouldn't let externalities define your inner person.

My current plan is to define a class per rental property, and assign my tenants as customers (when they pay rent).

I think the BRRRR report is a good place to start, but it is missing A LOT of the important metrics the pros (like @Brandonturner ) use to define successful deals.

Agreed with Nathan G. with all this, clearly defined goals and taking one step at a time in direction will defiantly help.

. $190k for a first time reno is huge. can you break it down by each component?

Credible and other loan comparison sites are notoriously erroneous when it comes to accurately forecasting rates and closing costs, as each lending institution has different fees AND a huge component on your closing costs is your home insurance.