It is very hard to find them right now as you probably know and it could become tempting to overpay or be out-maneuvered at the negotiating table. 

Which tells me I left money on the table this year.

I have enough for 20% down and could go conventional with this property, Taxes/Insurance/Mortgage would be right around 1200$ per month (I have taxes/insurance at 0 in the table below, its built into the 1200 under "mortgage").

Is it a dining room? 

A lot of lenders are floating teaser rates and that is what upsets 95% of borrowers getting to the table and finding out the rate was not locked or quoted off of top tier PAR pricing. 

RO/Ferndale are over priced and honestly on the decline due to parking issues, stagnant entertainment/dining options and the popularity of Gilbert's fragile downtown bubble. 

Ever notice how the new guy at the poker table sometimes draws a straight flush and does not even know it?  

I’m going to go look at the table of contents of the BRRRR method and the Beginners guide to see if they refer to running numbers.Thank you for the help!

Your capital contribution is 9% of the total, you have a hard road describing why the rest of what you are bringing to the table is worth 38%.

For example: Necessities - Mortgage, Insurance, Gas, etc; Play - Dining Out, Entertainment, Concerts/Sporting Events, etc; Investments - Property Purchas Fund, Whole Life Policy, Stocks, etc.