There are spreadsheets you can download that are in this forum that can help.Also checkout the enemy method for estimating rates and occupancy. 

As for the estimated income taxes, there’s no gain until I actually sell the house, at which point everything would be in COGS anyway—under your method or J Scott’s method—so I’ll know how much net income was generated and can easily estimate income taxes.

I property manage for my own rentals and for clients and have never had an issue using this method. 

I'd love to hear from other investors who have used this method.

What’s the best method?

See here:  SMS Marketing for Real Estate boasts an impressive 98% open rate and has become a go-to marketing method for many Real Estate Investors.

So we decided to spend the money and do the best way which was the heat treatment method which kills the bed bugs and the eggs.I remotely watched the thermostat go up to over 200 degrees and they held it for a couple hours.No problems since!

With the $38,000 from the HELOC, you can cover down payments, closing costs, or even some light renovations on a new property.One strategy you might consider is the BRRRR method (Buy, Rehab, Rent, Refinance, Repeat).This approach lets you leverage the equity in your current property without sacrificing your cash flow.

What method's can I use to get them back in conversations with me without going back to NYC? 

Gurus teach a method, a strategy or a tactic.