My closing date is 11/13 but I have been looking to identify a property since the end of September.

Is there a resource to identify private lenders that are not in your immediate circle?

I have identified properties in the 35-50k range with rehab costs of 20-30k.

@Cesar Castillo just thinking 80/20 rule I think your main skill to develop as a BRRRR investor and the one that will mean your success or failure is your ability to identify that specially asset whose value your can maximally increase with minimal work.

I send a personal letter in a business format to the owner.The letter identifies me and why I am reaching out.I send a general inquiry of the property and include a personal reason that property interests me.After all, what I do, IS personal and genuine!

How do you identify when you have a property you are ready to unload/1031 exchange?

We have identified a market but would like to know if what we are planning is possible.

TLDR: Refinance now, not when you identify the property you want to buy, b/c the seller and listing agent do not care about why you waited ("I wanted to avoid paying interest on money before I needed that money"), all they care about is the fact that your offer is weak in comparison to the other offers they have received. 

I couldn't identify him at all. 

For example, say their was an abandoned oil tank or and underground gas line the phase 1 study will identify that.