I plan on doing some occasional flips (I have a moderate amount of experience in the home renovation/remodeling business), but find I'm more interested in income properties and the BRRRR method!

Does anyone have a method that works well?

Trim. 

New roof, siding, central ac/heat, water heater, lights, carpets, toilets, counters and faucets (they are not gold btw) in bathrooms, paint, lots of new trim and finish items (vent registers, baseboards, etc.), and full clean up of yard and exterior.

As a newbie in Rochester, I'm wondering what method you used to find the duplex?

I was thinking that partnering up with a private or hard money lender might be good using the BRRRR method, but not sure. 

I have not testing #4 yet.Are there any other methods you guys suggest?

It was difficult to muster the energy to attend a real estate event when I was exhausted from a demanding job and I always had a nice paycheck to fall back on.I'd argue that my method actually reduced the chances of this being a horror story (not generally just for me specifically).

Try to be methodical from the beginning.

Sometimes an appraiser might also use the cost comparative method (cost to replace the asset).