.- Craigslist ads (hit up landlords trying to rent or FSBO)- FSBO sites- Zillow (rentals and FSBO)- Local rehabbers that may be having trouble selling. - Network with real estate agents that may have a listing that is about to expire.

Cash flow, on the other hand, is much more easy to control and depend on, because a lot of it is dictated by choices you make, not on how the market behaves 5-10 years from now.At first blush, it seems like your current property could work for you both ways, but I noted that you said you'd net $500 without rental expenses.

These tenants won’t be having their customers come there but still higher is better.3.  

In talking to some conventional lenders, they are not interested in something like this as they wont be having 1st position. 

We should be have enough spread from the purchase price, renovations and ARV, that we'll be able to pull out all of the initial capital on the re-finance depending on how the appraisals are going in a softer Calgary market See below for the numbers,Purhase  Price - 360k      Down Payment - 72k     Closing - 2k    Reno's - 120k  Holding Costs - 6k  LOC Debt Service 4kTotal Initial Investment and Holding costs - 204kARV - 520k to 560k    Main Floor Rent - $1500    Basement Suite Rent - $1200   Garage Rent - $1000Total Monthly Income - $3700Monthly Exp - Mort pymt - $1250   Prop Tax - $190    Ins

I am really into BRRRR method, but it seems like Seattle's home prices are too high to be having any cash-flow from this method.

You also have the right idea about parent's usually paying their kids rent which means automatic money for you, however there is also a great chance that the college kids will beat the place up since mom and dad aren't there to tell them to behave.  

Doing this will give you a sense of how other bidders behave in the auction and of where your strike price compares with the final sale price. 

I just say all this because I see so many beginners who think that acting, looking, talking, groveling and behaving like a small fry is okay.

They are generally well trained and well behaved.