BiggerPockets

What you are describing is the best way and use those techniques in combination with relationship building and you will win.

All of those are good sources, I would include that the home is in an area that is still transitioning. Things to look for would be above arerage income moving into the area. People demonstrating pride of ownership towards their home by dressing their house during the holidays or simply spending time doing yard work. Also,you often may notice construction taking place in the area.

Here is a list of the 20 best ways to find motivated sellers - this should cover it :). It was posted on my personal blog.

1. Classified Ads in Newspapers - local paper, Pennysavers and local real estate publications ("For Sale by Owner".)

2. Classified Ads online - Craigslist and Backpage.

3. Search Classified Ads online and offline - look for houses for sale with "Motivated Seller" or "Must Sell" in their ads.

3. Vacant Homes - drive for dollars. Look for abandoned or vacant homes and locate the owners via Recorder of Deeds office.

4. MLS Search - expired listings, short sales possible, fixer uppers - these are all terms to search for.

5. BirdDog - these are individuals that will look for houses for a flat finder's fee.

6. For Rent Signs - especially if there are vacancies or are out of town owners, they will be motivated sellers.

7. Wholesalers - partner with them to locate properties and sell them to investors. They know where to look.

8. Preforeclosures - "Notice of Foreclosure" is published on the legal paper.

9. Divorce Filings - look in legal paper for divorce filings.

10. Probate Filings - look in legal paper and probate court.

11. Tax Sales - contact the City and County for tax auction dates.

12. Private Auctions - check online and local auctioneers for listings.

13. Foreclosure Auctions - check City and County for times and dates.

14. REO (Real Estate Owned by banks) - contact banks and MLS for listings.

15. HUD (Government Owned Properties) - check the site HUD.GOV for listings.

16. Networking - network with professionals (CPAs, Attorneys) and rehabbers/landscapers for referrals.

17. Bandit Signs - post bandit signs in strategic locations: intersections, Home Depot, vacant properties.

18. Business Cards, Flyers, Magnetic Car Signs - let everyone know what you are doing and looking for.

19. Website - a website targeting distressed/motivated sellers. Offer a Free Report like on techniques to avoid foreclosure and have the site optimized for your local market.

20. You the Investor - always have a positive and outgoing attitude, ready to meet people and network.

Curt,
I'm the type of guy who doesn't mind doing the work myself and saving the money. I plan on retiring within a year and I will have lots of time on my hands. I appreciate all the suggestions.

I made 2 offers today on single family houses I found on the MLS. One of them is has an extra kitchen in the daylight basement and a separate entrance, so I could rent out the basement and live in the top floor. I am going to see if I can get owner occupant financing on it.