Like you said, It might be time for other methods.

I am leaning towards trying the BRRR method (but with hard money or private money) for my rental purchases.

In your experience, what is the quickest method you have found to start looking for a deal and closing it?

I've bought tons of things on craigslist using this method.

Seems to be working for now and I'm sure our relationship will adapt as the business grows, just as the business will adapt as our relationship grows.

I have money set aside and can go at this independent of a partner but I'm choosing this method to reduce up-front self-risk.

Thanks, @Rolanda Eldridge, what method did you use to educate yourself so you could get your license?

She's scared that I'm going to evict her but doesn't want to pay it makes no sense but when should I bring up the cash for keys method to her 

Hunter Fitch I use PayPal or venmo immediately deposited into my rental bank account as a secondary method to the tenant directly depositing into a local branch bank account (like Wells Fargo).

I will not be executing that method this time, I am going to hang on to the current VA loan because the rate is so incredibly low, and the home value is high.