Right now we're dealing with virus uncertainty, but in the next 3-6 months we are dealing with economic unemployment and quite a few businesses won't make it out to the other end so keep looking at new, creative methods of financing.

In a few years it will cash flow, but not immediately after the refi.Our numbers seem similar (mine are slightly more conservative) and our methods seem similar except we have done mostly duplex to quad while you have been purchasing RE with existing ADU (which is smart with the current appraiser valuations placed on ADUs).I think you have a sold approach; hope so seeing that it is pretty close to our approach. 

I'm leaning toward the latter but then you're out more mailing costs even for properties that might be highly unlikely to cash flow regardless of how you structure the deal.Then, ANOTHER question:  I understand one benefit of this method is avoiding realtor costs. 

What's the best methods?

@Jasraj SinghThe concept of the BRRRR method or a flip is to buy at a discount, rehab the unit/building and force the appreciation.  

Looking forward to working with a lender soon to refinance the home, following the BRRRR method.

As stated by others, this was intentionally induced and numerous monetary measures and mechanisms have been put in place to mitigate and minimize the damages.I have no doubt that even after the pandemic has receded/subsided that there will be numerous more policies and mechanisms put in place to mitigate further. 

Or what would be the best method to go about this?  

The transfer was executed through a notarized grant deed and legal description.My quick review of the California real property law regarding the supplemental assessment is that a "change of ownership" should not trigger a reassessment if the transfer only changes the method of holding the title.I will contact my local Assessor's office to obtain more details and see if I can straighten this out.

You may want to backtrack your tax returns such as going back to the schedule E and 4562's filed.You may need to file a change in accounting method...