Main questions should ask about the seller's:- Reasons/Motivations for wanting to sell- Desired timeline to close- Plan's after selling (relocation, reinvesting proceeds, 1031 exchange, etc)- Back-up plan in case they are unable to sell within the desired timeline- Reasons for not already selling to/with a investor or RealtorAdditional questions will depend on the type of seller lead i.e. pre-foreclosure, probate, fsbo, absentee owner, etc.Here is an example of a youtube search you can use to begin finding call recordings.There are 1,000s and you'll find that the best/most effective ones don't even sound like sales calls.

You don't need to do section 8 to make positive cash flow, but I guess it depends how much positive you want.

And this also may be state dependent, as my  FL property is covered under a different carrier who has different available maximums for liability.

However, this also depends on their ability to prove your neighbor negligent, and the overall cost of the claim.

It just depends what you are looking for though.

Depending on the zip code I was wondering could I gamble with them on a fix and flip or brrr.

With 3 properties already, you're definitely not "new" anymore ;-) Doing a refi is very possible (depending on how much equity you've accumulated) to do those types of things...the issue can be the tax ramification that you face if/when you do it.

It will depend on your budget and if you are willing to take hard money. 

If you renovate for a flip and then decide to BRRRR you will likely get less than you expect because the finishes will be too nice for a rental (depending on the neighborhood, it could work where you are in that price point).

The DSCR scenario you mentioned doesn't seem too far off depending on the full scenario.