My other property, I got a HELOC out on in the hopes that previous tenants were going to purchase it, but that has happened yet, so I should have done the BRRR method on that as well.

That's not really how hard money works....You can find creative methods sometimes.

In my mind if you know it is a verified email address, this would be a better method over snail mail

One thing that is really nice about this method is it takes a lot of the emotion out of the deal very early on.After you identify your target renter, look at the market and where you want to find a property.

You should look into the BRRRR method.

We have tried this method once.  

If you're going to use a "simple" method for analyzing rehab cost like the $12 a sq foot method, I would be extremely careful and particular setting money aside to go over that budget.

I will add to what @Jeff B. said:If your PM is doing a good job tenant/owner interaction only undercuts their work and very likely upsets any systems and methods they have in place.

Basically you buy 2/3/4 unit property, live in one of the units and rent the others.I used that very method on one of my properties.

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