I am a "cash buyer" because I use a Hard Money lender but the problem is I can't find 'true good deals'  the lender will approve of.

Since your tenants are at least paying I don't think they are at the point where they're trying to game the system.

They have more skin in the game then you do.Make sure you get clear title.

There are not a great number of books, blogs, or articles that will guide you to be able to handle notes on your own, There are a number of webinars and podcasts that help but a true commitment to note investing requires a little more unconventional application of interest.

Right, that's true.

Many investors model IRR to properly benchmark investment opportunities and to calculate their true profit.You can buy the house for cash and then put a loan on it afterwards.

It's all about being in the game, keeping  your mind focused and networking. 

Real estate investing is a numbers game. 

Stay laser focused on the best deal available right now ( or continue to save - patience is usually rewarded in the real estate game and haste can be punished severely).1031 is for investment. 

My question is: does the BRRRR method work with true turnkey properties?