I wanted to basically learn the strategy others use when it comes to thinking about cash out refi as this is my first rodeo in the cash out refi world Thank you  I'm not a big fan of the BRRRR method (I don't think of it as a strategy)...it leaves me in the cold.It's not what it's billed out to be:1 - When you refi your cash flow goes down (as you've stated)2 - You're still leaving a lot of equity in the property being financed, going to waste3 - It's NOT your money you're getting in cash anyway. 

After trying to resolve matters one-to-one or even via small claims court, it may be necessary to employ a collection agency to recover lost rent or costs of repairs.

a change in place of employment ,b.

You don't have another renter lined up, but you can cause delays or use other methods to scare her away.Your marketing should always say, "animals negotiable."

And what documentation, if any, do I need from them and/or their employer to make sure they'll still be employed and receiving an income?

Any tricks/methods? 

@Andrew Freed Thank you I have used some of those methods.

What methods did you use to contact potential sellers and which method ended up finding your deal?

If he could obtain steady employment during that time, I believe that would greatly increase his chances of obtaining a loan after the hard money loan.

If there are, I would love to connect with you and hear about your approach and methods (if you are willing to share)