All funds, coming and going, must pass the security checkpoint first, before moving through the door to the next location.1 - The loan money sits in that account until the borrower/REI has the investment lined up that will make the payments back to the lender. 

I'm still very premature in my knowledge in how (or when) to secure funding.

@Blake Edwards - I just keep my tenant's security deposits in a savings account. 

In any event make sure you follow the law regarding security deposits.  

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.