When dealing in wholesale real estate, how does one find investors to purchase distressed properties when the seller is motivated? 

Short term, there is great market uncertainty but if we are able to position ourselves properly, and this has a different meaning to every investor, then in the long term, the benefits will outweigh what we are going through now.Not meant to be motivational, hahaha but more so a reminder to stay diligent, be proactive, and keep the wheels turning.

Real estate prices might not yet reflect it, but I would bet that there are more than a few motivated sellers of properties reliant on tourism.

(I have a computer consulting background).I charge a T&M fee to create,produce and update these listsI print,stuff and mail their mailings for themPart of my service includes Buyer Agency and an agreement to List any properties they fix and flip.These services and fees are reasonable to pay as it helps you achieve your goals.Interview a few agents and find a match that suits your needs.Any agent can do this for you, but only a good agent can do it well for you.LOL, I now see you are an agent, you can do this through your MLS

If the owner has lived their for a long time will know that place in and out and you will be able to find their motivation and much more by just listening. 

Either way, your numbers will motivate me through this months round of hand written letters.

I'm in Orange County, CA and my understanding is that it's very difficult to qualify for 3-4 unit properties with an FHA loan given prices in the area.The way I see it, the best way to achieve the result I'm looking for is to buy a 2-3 br home + ADU, or to buy a duplex with a 2-3 br unit + studio unit.

I think the seller would be extra motivated to work with you. 

However, motivated clients are still active and pushing forward to hit their goals.Before the pandemic, the biggest challenge was ACTION.

If so, then by doing the work yourself, you're essentially creating a $20-30/hour job for yourself.Does creating a $20-30 job for yourself achieve your goals?