My current property management company doesn’t offer this service, and the only company I know of is very hard to communicate with.

Whichever method of lead generation you decide on, aim to establish and maintain a relationship with prospective sellers. 

For all methods you would want to find a market that has strong employment rates, strong income rates for the market, and is a growing or an established market. 

My tenant is also nonresponsive to all communications so they may not even show up at this point.

This company charges 15% on top of any maintenance requests in addition to their normal fees but all I need to do is approve the estimates - they do all the work/communication with the contractors.Recently my PM sent me a few maintenance requests: a $1400 to fix some plumbing in a bathroom (clogged and leaking - contractor says they need to cut the pipes, reroute and replace some plumbing, recaulk.

Yes, the BRRRR method can work with multifamily properties, and many investors have done it successfully.

They have since moved on to a new manager that is in close communication with me to get the repairs done and SDIRA is even offering to pay me the missing rent for December that the evicted tenant never paid.

As a general contractor, i feel best suited for fix and flip or BRRR method investing.

lol it was a lot of communication and laying out upfront what we wanted/needed from the deal and then making sure it was all written out in the paperwork.

I do not have to much cash for a down payment but was thinking of doing a HELOC on one of the rentals to get more cash and go the BRRRR method.