The BP community lovessss to paint a rosy picture of the BRRR method that isn't always necessarily accurate. 

Say you do the door to door method in finding deals and the seller decides to just sell to you.

What's the best method of doing this to keep from capital gains from a gifted house and such?  

I use the following method: Pull compsGet potential rent numbersGet a scope of work (costs & to-do's)Ask yourself what a realistic ARV is - or the find a few good comps you'd like to hit.Ask yourself what level of rehab it will take to reach ARV target.Figure rehab and costs based on ARV target.Add holding costs, insurance, realty fees, etc.Work backwards from target.

It turns out her old landlady in a similar situation had brought out a contractor and made a lot of noise about replacing the whole vinyl window, and finally charged her $70.00 for an entire new screen frame shipped from the window manufacturer.Same landlady who ate my tenant's security deposit and had never heard of giving notice before banging on the door.

I would like to secure my friend's loan with a lien on the property in 2nd position.

Alexander Felice has a method of getting his repairs on the HUD when he closes, which is an interesting method that requires the right lender and title company to work.

Recently rehabbed so pretty low expectations of repairs in the near future.What ideas/methods would you use to maximize the return?

There's another one by a securities attorney, Gene Trowbridge, "it's a whole new business".

These legal forms just basically involve the owner and the tenant verifying what is stated on the lease is what is actually happening and that the tenants are current on their rent- Once you take ownership and introduce yourself make sure you let the tenants know your preferred method of contact.