Even with those advantages I cannot take 100% of my money out on a BRRR and get infinite returns.BRRR for beginning investors is very high risk.  

based on what you wrote, the ARV isn't high enough for hard money to work. 

If putting 5% extra down eats away at your reserves/savings then I would go for 5%.

If you're considering investing your 401K money into Real Estate you have other options.

Once all contingencies are released on your end, have your earnest money deposit released early to the Seller so they can use the money to buy the tenant out.

Not all hard money lenders follow the above scenarios. 

The difference between a 2000/mo payment from a 1400/mo payment opens so many other doors for you to invest BACK into the property to add value AND some extra to start working towards the next one.   2) Do not be emotionally attached to your money. 

Quote from @Tyler Stephenson: Investment Info:Single-family residence private money loan investment.

Some markets (and platforms) attract guests who look perfect on paper but still push boundaries — parties, extra guests, rule-breaking, etc.

Investment Info:Single-family residence private money loan investment.