I can than use the CAP rate I want to come up with an asking price.This is a quick way to get to your bottom line - if the expenses is less ---- well that's a bonus for the investor using this method for a down and dirty estimate of value.

What are the best methods for finding these owners online in an area of my choosing so I can approach them about a possible sale?

If you run into a roadblock there, you may have to have the down payment in cash already, but you could still BRRRR a property and use the other methods for the rehab, then refinance and pay them all back. 2. 

My husband and I have purchased 4 investment properties in Tacoma...not an expert by any means but have learned a lot through the experience and we are also looking to broaden our portfolio specifically in Tacoma

Hi @Tory Kelliher , I am fairly new to RE investing as well and I have found BP incredibly helpful in providing online training, helpful references and in general a very powerful network to share ideas or just read and learn of creative methods other members have adopted to be successful in their market. 

I'm aware of online methods - zillows, trulia, and craigslist.  

I am hesitant about accepting checks and would rather go with anything different method of collection.

@Sara Budic, work on your methods to identify the right properties and you'll have no problem finding investors. 

HOW TO PROPERLY STRUCTURE BUYING A HOME WITH CASHWith these rules, you can see how it can be confusing to get conventional lending when buying a home with cash but there is absolutely a proper method to structuring your deals when buying cash.

Obviously they are designed to but it's a relatively new method of organization so there's some hesitancy with using them.