Normally they require proof that a unit will be vacant for an OO buyer, in my case the wanted the lease (which showed the original term had passed and they were now MTM) as well as a copy of the 60 day notice that was signed by the tenant for 'my' unit.

I will say that if you're working 60-70 hours per week maybe you should look around for another O&G company, there are plenty of them in Oklahoma where you won't be working more than a normal 40 hour work week most of the time.

Not in a normal appreciation markets.

All of this is a very normal occurrence in our area.

As a matter of fact the mantra in our industry used to be "a year and a day" simply because it would normally be a long term capital gain and because it would have been reported on two consecutive tax returns. 

I know that the normal path with BRRRR would be to refinance to purchase another property.

Expect some flattening of prices or a return to more normal increases.Keep in mind that population is what fuels housing demands and that usually means jobs.

And for actual data points I had a few City of Portland projects that were taking over 1 year to just get renovation permits not even ground up and one ground up.. in that same year I permitted and built 30 homes in the city of Canby .. 20 miles south and that was with permits taking about 40 days longer than normal with Covid.. i have exited Portland as a builder developer for good.. 

Even in a normal market you are lucky to predict 12 months out. 

It also would be a weird letter to send to a lot of the duplexes here in town, because most of them are in subdivisions full of identical properties.At this point I think it's basically gambling unless you're committed to mailing the same addresses 8-10 times minimum over the course of several months.