@Caleb - which method do you prefer after doing both?

But i could never gather the courage to take that first step. 

This morning I received an email stating the the title company will not insure the property with the heirship affidavit ( keep in mind, my processor was informed multiple times there was no probate of the estate because the state did not require it when we went through the legal process.)I am looking for advice/direction on what steps I should take next.

So I am in the process of finishing up a rehab i have been working on for several months now. I wanted to do a BRRRR strategy but have been thinking maybe its not to smart for me to holding on to property without cash...

You are off to a good start with learning the process but the best way to stay off the sidelines is to start engaging with real people to take concrete steps towards a purchase (such as a lender)

But that shouldn't really affect your ultimate returns in any meaningful manner even if you use IRR method.  

Hello,  We just purchased a house at a free and clear sale a month ago and got our deed today.  There are tenants still living in the property.Is it better to simply evict them and start over or should we post notice ...

If this initiative gets on the ballot and is voted in, then it's chosen by the people as a method of ensuring they have better quality homes to rent. 

My good friend reco'd the WP route too...with Aspen stepping in I expect values to rise.

My immediate next steps are to continue gaining knowledge and network with lenders & agents to explain my investment goals.