To do that, you need to talk with sellers before anyone else, before the property hits a list.

Housing inventory across the U.S. currently stands at a 3.2-months' supply, according to the latest report from the National Association of Realtors.The inventory of homes for sale is low by historical standards, and that represents a seller’s market.

Or, if two buy-and-hold investors are both looking for 10% CoC return, but one is financing traditionally with 25% down and the other is able to use seller financing and only needs to put 5% down, the math will be very different between those two investors as well.So, I would say start by trying to identify some criteria to help direct how you'll run your numbers (i.e. a certain CoC return or Cap Rate... you don't need specifics for EVERYTHING, but set a couple to guide you based on your long-term goals.).

One of my favorite things to do in this business is deal structuring...finding creative ways to fill the seller's needs and/or terms while still winning in your business as well. 

The seller has acquired the zoning variance to legally have a multi unit, However the setup of the units is still very inefficient and could potentially be leveraged into 5 units with some rehab.One advantage that this property has for me financially is that I can buy it as an owner occupied and pay little down payment.

I also hosted webinars for sellers and ran Facebook Ads to those funnels.

The buyers and sellers go through the broker or agent for the relationship.

The seller is willing to do lease to own option and needs out so I don’t think I will end up paying much of an inflated price for the space.

Where have you been finding this list for the seller leads?

I have been reading about seller financing via the creation of a note.