I've been using using BeyondPricing for a while now (after months of testing PriceLabs), but am finding myself spending a lot more time "managing the manager" by manually tweaking what are bottom prices because BP thinks I need to lower rates because my state's just now coming out of state-wide bans on STRs, which BP's algorithm interprets as low demand. 

I realize that the majority of people on BiggerPockets skew much more towards being cash flow investors, but I don't believe that's representative of professional investors in general.When I worked for commercial REITs and other institutional investors, we always looked at IRR first, and cash flow was always a secondary test.

The passive aggressive in me says call the cops on the illegal activity and maybe drop a anonymous email/phone call to her employer about the illegal activities who knows maybe she will get a drug test to fail.

,If you test it on excel, you'll see that IRR = CAGR (compounded Annual growth rate) if there is no intermediary cash flow.

Finding deals is completely new to me so I'm just testing waters here.Do you or anyone else you know knock on doors in this manner?

I would just test the waters and maximize the one that is producing the most for you. 

I think it was Covid but they wouldn’t test her.

My experience was that we needed to get the water tested by the state once per month. 

Keep adjusting purchase price till you come to an ROI you are comfortable with, that's the Make-An-Offer number for you to her, test it, verbally first, don't get into a contract yet, then if she accepts the verbal offer.Step 4: Find a way of getting into that house to conduct a walk through or let the tenant or landlord conduct a video walk through or take detailed pictures of each room.

FHA requires “self sustainability” test where 3 out the 4 units’ rent has to be cover the debt service.