No free weeks, no reduced deposit, etc.

Unless you are finding off-market opportunities direct to seller, I can't imagine the deals working on BRRRR.

I pull credit reports directly from the agencies, and never take reports provided from the tenant. 

DM me if you need help, and I’ll point you in the right direction!

But for many people, it is one of a number of sources of deal flow, to add to MLS listings, wholesalers, direct owner outreach, auction, etc.Assuming you are specifically talking about sheriff auctions, just make sure you familiarize yourself with the general procedures for the auction.  

Sellers often favor buyers who can make larger down payments, as it indicates stronger financial backing and reduces the risk of the deal falling through due to financing issues.Additionally, SFH properties are more accessible to a wider range of buyers, including first-time homebuyers and families, which can lead to less direct competition from institutional investors.

It does sound to me that a lot of that work should have come out of the tenants security deposit 

Bizarre.My wife and I also have a self-directed 401(k) plan, @Tina Artigliere and @Alicia Prokos.

You’re not using a PM, AND you’re assuming you can charge a service animal a deposit and pet rent?

Apparently, our property management company agreed to that without communicating with me.I contacted the plumber directly on Monday and they said they could get to the house on Tuesday.