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. 

If the seller can swing it, they might do a reverse 1031 exchange and purchase the replacement property first and then sell the relinquished property to you.

However, if the seller doesn't want to sell their house at enough of discount for cash, what other options are out there?

before calling a sells what are your checklists you can make sure you have to be fully prepared to talk to the seller?

The seller is willing to do seller financing with a reasonable rate for 70% LTV.I would like to offer him this: I will get a loan from a bank for 75% and for him to carry a note for 25%.So, I would be getting the property for zero downpayment.Not sure how to approach the topic.

Right now it is a seller's market in (Willamette Valley) Oregon.

The seconds reason is that the purchase is made without agent that usually charge 7% percent and this money is save to the seller. 

if anybody knows people who are involved with buying and selling non performing and performing notes please list there names by replying to my post, thank yousome other strategies that i've came up with to find notes for sale are researching institutional buyers and sellers for mortgages back securities