We have $2100 security deposit, however she also skipped out on her last month’s rent and PM did nothing.

Deciding between an SFR or a BRRRR strategy can really depend on your risk tolerance and the type of cash flow you’re aiming for.The BRRRR method can be great for long-term equity building and maximizing your returns if you’re up for a more hands-on approach, especially in markets where property values allow for renovations that increase value.

Traditional mortgage, DSCR loan, brrr method?

Are there specific tools or methods you rely on to get more accurate estimates?

As for SFR a pre approval letter is of value because most institutional lenders will close the loan with the main qualification being the buyer himself, as long as the property appraises for a certain value.Loans secured by commercial real estate are much more dependent on the property itself and all its characteristics, not just the appraised value.  

I've gotten to know the syndicator, the methods and the underwriting used.

I will even go as far as paying for the UHAUL for local moves and using the proactive scheduling method..."

I managed to secure owner financing for five years at 6% interest on half of the property cost, with a 7% rate on the remaining financing.

I've just closed on two turnkey deals in Memphis and so far it's been a good experience, so just weighing my next options and I think the BRRRR method will very likely increase my CoC return so just trying to build up some contacts should I decide to go that route as my next experiment. 

You like to use keywords to try to have more of an impact but your methods are very see-through.