I've been approached by an owner that has 4 buildings on one deed.  1 SFH 2 multi-units and a garage.

I just wanted to mentioned it because I have work with several inspectors in the past and not all are knowledgeable and others I feel have a very fatalistic approach lol. 

It turns out her old landlady in a similar situation had brought out a contractor and made a lot of noise about replacing the whole vinyl window, and finally charged her $70.00 for an entire new screen frame shipped from the window manufacturer.Same landlady who ate my tenant's security deposit and had never heard of giving notice before banging on the door.

Another approach is to look into markets where you have friends/family that can generate leads or work with local real estate contacts.

I ask "if I brought you a buyer in two weeks would you be ready?"

This is my first flip and I take this as a learning experience, breaking even would be a win for me, so I take this safer approach.

It is possible that the industry has wised up to the BRRR approach and penalizes folks for doing a refi too soon.

All that documentation should be brought to court.

How do I approach the seller?

I would say an aggressive approach to investing would be a 70-80 debt to equity ratio, while a more conservative approach would be a 40-60% debt to equity approach.