I personally don't agree with the cost per square foot method, way to vague and inaccurate.

I like to purchase turnkey and use the house hack method.

You would use Form 3115 (Application for Change in Accounting Method) to change your depreciation method.

The money part is actually the easiest—if you ask enough people, “Do you want to earn a return backed by a property with X amount of equity?”

Rabbu has my market at about 50% of what it should be for instance.But I think between using all the tools, talking to STR friendly realtors, the enemy method, etc.....one can get fairly close

In Raleigh, I have my investors focus near RTP as that is our economical hub and where the appreciation historically is highest (and easiest to rent).

What methods of fianncing have you been usuing to grow your portfolio?

I have actually managed to save up enough for multiple down payments around 20% as i have been here for 5+ years and not been able to qualify for credit (due to history length) so i have been pursuing the 20% conventional method initially. 

For seasoned investors in Cincinnati, what does this realistically allow me to consider, if thinking about the BRRRR method or other strategies?

For notices, contact her through her normal method, but also post a notice on the house AND send a registered letter to the last known address.