This is because my methods are absolutely out of this world.

And then you need to be lucky someone drives by that 1) wants to sell, 2) trusts a bandit sign, 3) has a pen ready during the drive, 4) needs to see it.Keep in mind, these 4 points are not "or" points... not ANY of these points need to be satisfies, no no, ALL of the points need to be satisfied.It is absolutely not that some of these methods work in some markets and in other markets they are not.

If a listing does not state they are against it, would approaching landlords with this method of investing be OK?

@Jerryll Noorden I listed a number of methods as the best way to get motivate sellers not just direct mail.

@Sam Touroonjian yes going to do this but I continue to hear so much about alternate methods of financing with out the banks and was interested in what has really worked for others.

Instead, they were the kind of people who were incapable of understanding the necessity of adhering to the empirical standard of truth best provided by scientific method, and who thought that their common sense beat out scientific study any day.I am not an ignoramus because I am not afraid of a herbicide that has been overwhelmingly proven to be safer for you in small quantities than any synthetic insecticide every applied to any cropland or local garden, any alkyd-based paint every applied to any surface, any petrochemical fuel ever used to operate any machine.

Is anyone using these marketing methods right now?

I have one professional looking one and this time around I sent one of a guy with his hands in his face and a funny phrase on there.I usually get a few calls from the postcards so we'll see if I can continue to get business from it in 2021.Word of mouth, referrals and cold calling continues to be my best method of getting doors.

I recommend checking out David Greene's book on the BRRRR method if you haven't already, as it's helped me think through how to get started. 

Account ClosedIf its an investment property that you acquired a couple years ago...It depends but If you decide to do so, you are talking about a lot of admin work from having to do the change in accounting method/calculations.You may want to consider doing it after you do the 1031 exchange with the new property.One thing to consider - Will the cost segregation company protect you in the event of an audit?