Any large metro area such as Miami will have exhausted lists for the most part.

I will only be sending letters to folks I can't get ahold of after exhausting all effort to find a contact number for them.

As a minor additional point, I was told that as gains are recognized in current and future periods, the total amount will be taxed at the 25% rate until all prior depreciation has been recognized/exhausted... and then the remaining gains will be taxed at the normal 15% cap gains tax rate.The CPA/tax attorney also demonstrated that his tax software does the full deferral of the accumulated depreciation in the manner in which he described.There is much confusion and misinformation on-line (including here on BP), which is surprising give how common it is to sell rental real estate property with seller financing.  

Spending time looking for clients is exhausting, why not let your clients find you instead?  

Partnerships or syndication.Not an exhaustive list.

As for partner/private lenders I have exhausted my options with people I know who are capable of investing without asking complete strangers.

The most exhausting part of talking rates with buyers was trying to get them to understand why it was in their best interest to buy when rates were higher and competition was lower.

@Jagpreet Singh, I have invested into 5 properties in 2017, doing exactly what you are looking to do.It is easier than you think - find a reliable TK provider and off you go.The only caveat to remember is that once you exhausted your 45K, what is next?

Put in a proper exhaust.

It is often too difficult emotionally or mentally exhausting to give up their previous home.