I'm still learning about the BRRRR method but it sounds like the refinance is always happening some time after the initial purchase of the property.

The security deposit they forfeited was basically a months rent, during which time I could get the place rented again.

While I wholeheartedly agree with the unrealistic expectations part, investors are still in the business of flipping for profit, so for discussion, what are some methods of success when attempting to reach out to banks or vacant property owners that have worked for you?

Your average real estate investor does not have to worry about things like fraternization or their security clearance if you have one.

I’ll explain, the majority of people get W2 jobs for security reasons like a safety net.

You do need to understand debt and the underlying securities but this is certainly lower risk than above.Note funds.

Smaller businesses like mine are treated very differently from those in the article you linked to.you don't have to be a 7 figure earner to use the method. if you're to take advice from anyone wouldn't it be best to come from those who have tried and mastered it? 

If you were worried about them taking it out on your tenant or your property you could always install a cheap security camera set up. 

If the funds are secured from a residential property they do not need to be in your account for any period of time. 

Tenant estoppel certificates are generally to confirm a lease exists, a security deposit is or is not held, and that neither party is in default.People saying this is a slam dunk simply because OP has a recorded deed have apparently never heard of a true title dispute.