I've been using the BRRRR method more recently with some success.

So, something to think about.Next, what methods have you used to determine what kind/size of property to purchase? 

Used houses in the area sell anywhere from $75-125 a square foot.These are long term rentals that I do not plan to sell.I am reading the Rental Property Investing book and implementing the method that focuses on cash flow and that strategy states you need to have $300 cash flow per month, per property.

Whomever will do her taxes when she does sell, (can be done prior, and should be asap) will have to submit a change of accounting method form .....I've had multiple clients that never took depreciation and when they sold, we had to fix it...doing your own taxes isn't as easy as some tax software companies make it seem 

What would be considered the easiest program for small hard money lenders to use to track loans and history and sending out 1098 's?

This is why this method is so powerful.  

You are interested in a certain market to use the BRRRR (Buy, Rehab, Rent, Refinance, and Repeat) method to purchase property.To find these properties, you asked how many Realtors you would contact in that area.Honestly, most Realtors do not speak investor language and are not investors themselves.

Maybe if I was younger it would make more sense, but staying with the method I've used over the last 10 years will only become more refined and efficient.

The easiest of all the thing I've been involved in.

My experience with friends/some clients is get their numbers via whatever method you can and reach out via the phone.