After running the analysis the purchase cap rate is 7.8%.

Door knocking, cold calling, texting, emailing, direct mail.These are the best ways. 

I think the key for people like us is to just get started, and not fall into what they call "Analysis Paralysis".

For whatever reason the report is stuck and saying the "purchase" portion isn't filled out, and won't let me complete the analysis. weird because I have every bar and fill in spot, all filled in.

She texts me this today.

He is in breach of the mortgage agreement:1) the note was up summer '19 and he did not pay it off neither will record an extension when i asked2) he hasn't paid his monthly interest dues on the mortgage for close to 6 months now3) he was buying time with me by giving me various excuses and now completely ignoring my calls and text msgsThis person is actively marketing his projects/properties/investments here on BPs which is where him and I got connected over a year ago. 

My tenants informed me on Wednesday, (2 days ago) by text that they think there is a leak in the roof above the master bathroom and sent a picture of what looks like a slight bubble in the sheetrock paint about 2.5 inches in diameter.

Here is the Property Analysis using the BP Rental Calculator

They are also more likely to understand the business/numbers investors look at in their financial analysis than your average agent.

Let's look at an example:You find a property to purchase for $60,000You determine through comparative market analysis that this property has an after repair value (ARV) of $110,000You shop loans and find a local bank that will lend you on 80% loan to value (LTV)You bring in your contractor and determine that the property requires $25,000 worth of repairs in order to be habitableYour budget is determined as follows:$110,000 (ARV) x 80% = $88,000 (the total that the bank with refinance$88,000 - $60,000 (purchase price) = $28,000 left for repairsAs you can see, there really is no "secret" to maximizing the BRRRR strategy.