Chris,For the large multi family investments, I want to see the deal pack first so I can screen for location, project class, projected cash on cash and IRR, and proposed value add method. 

What is the best method for this? 

The rental property is entirely funded by the HELOC with interest rate of 3.6% (10 year withdrawal, 20 year repayment) and no mortgage on it. 

It sounds like you're taking a thoughtful approach to real estate, and the BRRRR method could be a great fit for you as it aligns with your goal of generating passive income.

@Austin Bright Over the past three years, I’ve been using most of the major off-market techniques.Of all the methods, texting has been a double-edged sword.

We ended up moving several times around Southern California  while growing up as my parents employed what we now call the BRRR method.  

Also, get leads on the phone as a first method of contact if you can.

I call it the BRR"R"RR method, where the extra R is waiting for the Rate drop.

Essentially, this follows the BRRRR (Buy, Rehab, Rent, Refinance, Repeat) method, but with the twist of continually developing more homes on the same piece of land.Do you think this strategy makes sense?

Either way I've loss close to $50k already in holding cost, fees, and withdrawal from HELOC for downpayment.The problem is I could list for $50k lower and still not get offers in its current condition.