Not sure the laws in your state, but in mine, text is not a legal method of notification.I like @Wayne Brooks suggestion, ask her for a survey.

I thought about the brrrr method but again I don’t really know where to start.

Instead of coming at the sellers with that same old I will buy your house for all cash method, I want to approach them as a problem solver.

On top of that, you cannot readily acquire lists of owners in "distress", so your methods would need to be tailored a little to fit the market.

@Kim Hopkins: It's more reasonable to model deals on an "accrual method," meaning you would spread the property tax cost evenly across all months.

@Marcus Auerbach Hey Marcus, I think I love the process and the structured methods for REI.

.- Is there a standard accounting method?

I am an introvert (despite the rumors to the contrary) and this is not my preferred method of meeting people.When they do approach me about getting together, I probably feel a little better if they phrase it as, "I want to know more about what kinds of clients I should refer to you" and of course we'd also discuss what their specialty and areas of expertise are and clients would be good referrals for them at that meeting as well.

I’ve been getting some conflicting information with regards to the Refi aspect of the BRRRR method on these 1-4 unit properties.

Some methods of finding deals fit better depending on how many you want to find.