Another tactic is pricing out current materials costs and then trying to assess labor separately where possible.

In other words, learn to buy with low or now downpayment (read Brandon Turner's book) and look into tactics like wholesaling and subject to.

I've considered offering like a free BOV or just asking them how the property is performing for them, I've never been a fan of going straight to the "hey do you wanna list it" type discussion so I'd be curious and appreciative to understand what your tactics are and were in this department.Thanks in advance!

I am looking for suggestions on what may make this easier for a first time investor, funding suggestions, or other tactics.

Real Estate -I had written a long response to your post, but I'll just leave it at this...The core advantage of the tactics I suggest -- and the reason I suggest every investor follow it -- is:A good appraiser who dislikes my approach (like you, for example) will never skew an appraisal downwards for that reason; but plenty of appraisers may be influenced positively by my approach.

We took a tactical pause, built up the warchest with cash flow from these three properties, did some additional rehab to further tenant-proof our properties, and continued scaling from there! 

Also another good tactic is offering to let them use supplies like toilet paper, paper towels, and whatnot. 

@Dequan AllenA beneficial tactic for those trying to accumulate riches and become financially independent is house hacking.

I like the tactic of paying the down payment in installments on separate dates in the future just as Pace Morby does sometimes on his deals. 

Mailers, PPC, bandit signs, doorknocking seem to be the go-to tactics.