Haven't found a deal that works for BRRRR. 

In Ca many loans are done through fractionalization method which is not that common in other states and illegal in some.

Other good strategies, are targeting tired landlords (absentee, owned 10+ years) or drive around and find distressed properties, and call the owner from the records you find on TruePeopleSearch.comAnother method if you want to stay on market would be to send offers that are well under asking price for properties listed 60 days or more.  

If you’re more aggressive, the BRRRR strategy can help you scale faster.

A trust transfer allows for smoother estate planning, and if inherited after their passing, the land receives a step-up in basis, reducing future capital gains tax.Each method has pros and cons depending on their estate plans and your long-term goals.

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 

I'd level up with a BRRRR, live-in flip, or house-hack before jumping into a challenging renovation.

I would highly recommend the "Guns N Roses Method." 

It has BRRRR aspects to it. 

I’m focused on buy-and-hold properties, fix-and-flips, and exploring the BRRRR method.