@Shiloh Lundahl not sure about legality but of all the self help eviction methods I’ve seen this is the best :)

The biggest reason I started to use an online system like Avail was to have a central online method of rent collection and the recording of the collected and uncollected rents. 

For Direct Offers, who has experience using this method with Postcards as opposed to an enveloped letter?

I 100% agree with everything that Jay said but would add that if you are having trouble securing financing you could always invest your money with someone else either through partnership or syndications but it sounds like you have a pretty good grip on investing so it will make sense for you to do it yourself using the methods Jay mentioned.

I suggest you look for off market properties using the methods that wholesellers use to find properties.

Starting out the investment journey, after some research it appears the typical approach to the BRRR method is to use cash or some form of hard money to purchase the property and kick off the BRRRR process.

If you are not able to find market data then you could value as indicated above which is known as the residual method. 

These professionals may have access to exclusive inventory and may also have a network of other agents who also have such inventory.It's worth noting that these methods may not be productive in all markets and you may need to experiment with several methods before you find a method that works best for your area and goal.

I'm not planning to use this method as my primary source of investing.

https://venturebeat.com/2017/11/06/google-and-salesforce-sign-massive-strategic-partnership/Exceptions to the Contractor/Vendor RuleYou do not have to issue 1099-MISC forms to C- and S-corporations or to entities from whom you purchase products, such as merchandise you'll later resell.Payments made to contractors and vendors by debit card, credit card or through third parties like PayPal are also exempt—the IRS uses a different method to track these transactions.