I definitely want to go the BRRRR (buy, rehab, rent, refinance, repeat) route.I'm trying to focus on REO, HUD, foreclosures, preforeclosures, and bankruptcy properties that I can effectively use the BRRR method on.

The first method is often preferred because it is simple, it is clean and easy to explain should you get audited, etc. 

I know they are less numerous as hard money lenders for fix and flip but would appreciate any suggestions or bank/credit union recommendations.

One trick I used was when i was moving into an area, scout existing PMs to see what advertising / screening methods they were using for their tenants .    

We advertised a house last month and got about 15-20 leads for a house in Hudson in a few days with that method--even before I could get pictures up on the ad. 

Do you know of Martin Armstrong and his method of predicting Business Cycles?

I have been doing the BRRRR method for 9 years now and what I have found was I had the most success with local banks and credit unions.  

Now here is where I need the experience and advice from seasoned investors that employ this method of advertising.1) Once I receive a call from an owner that may be interested, they might say something such as: I got your letter, I want to sell my property as is for cash and a quick close like you advertise.

Is there an easy time efficient method?

It's like hiring a digital bird-dog, but the method of bird-dogging is online.