I a new investor the only real estate i own is my primary residence and i have a studio apartment that i made attached to the home and my parents live there which they are paying me rent to live there so i guess technically i am a landlord (lol) about 2 months ago me and my family have decided we are going to leave sunny south Florida and move to western Massachusetts to start our journey in investing on long term single/multifamily rentals primarily using the BRRRR method as our vehicle to reach our goal of financial freedom !! 

We had one unit with cigarette smoke smell remediated with the spray/seal method only to have smoke smell return within 5 months of remediation!!

NO damn it, you made the deal because you (luckily) reached a motivated seller.The method how you reach them does not matter  in the sense you are applying this.Yes if the government sends bills using a yellow card and people in your town are used to yellow cards means you got a bill, of course do not send out yellow cards as your DMM piece.But apart from that obviousness, it is not the "text" or the "voice" that inherently works better.It all comes down to yhe list. to whom you are sending your message to.Everyone keeps thinking that there is a magic delivery method that gets you better results.People think!!!

I live within a mile of my properties that is short term rental and use software and smart methods to reduce the work.

Considering that most Austin properties break the 1% rule, are you doing the BRRRR method?

I may have gone to greater length's detailing the explanation for purposes of evaluating the use of the business method.  

CashApp, etransfer, they can go to the bank and make the deposit themselves (preferred method) & I’ll take any other form of payment that transfers money from them to me 😆 I am planning to switch to an online system as soon as I finish taxes.

Only downside to this method is it's messy and dusty, and if you ever have to patch the ceiling matching the texture is really difficult.

The reason is because different operators will have different financing methods and rates and it is not a cost that is intrinsically necessary for operating the property (net operating income).

@Randolph BrownThe BRRRR method philosophically means you are buying distressed properties at a discount.