Unless you are finding off-market opportunities direct to seller, I can't imagine the deals working on BRRRR.

Sellers are always going to look at more money down more favorably unless the agent explains the why behind doing the FHA, especially in a competitive market.

The seller then can sue YOU!.

What off-market really means is that the seller refuses to sign an exclusive listing agreement with an agent but tells the agent if they bring them a buyer, they'll payout a commission.

In the last two days, I met with two business sellers who have net profits of $580,000 and $600,000 per year respectively. 

You do not owe the seller any explanation on this. 

It essentially includes having a buyer for a specific property BEFORE entering  in a contract with a seller.  

We're willing to live almost anywhere in the greater Sacramento area based on what we can afford, provided of course that the property is in a decent neighborhood that has a good chance of attracting responsible tenants.As for budget, I believe we could get a conventional loan for properties up to $600k, but my strong preference is to find a distressed property (or seller!)

The ones that got called the sellers told the bank they sold..

Seller financed deals.