Identifying targets for mail marketing out of state

[Dori Arazi]

Hey guys, 

I'm sure this question has been asked before in one form or another but I'm unable to find a relevant thread. Sorry if this is a repeat. 

I've been studying mail marketing methods, I understand the methods, format and system, but I'm missing the first tile in this domino effect. How identify the targets. 

I keep hearing, "Oh, its all online", "Its all on public records", which is great news but still far too generic for me to take action on. I tryed using ListSource, but I'm not entirely sure what cross metrics would identify a motivated seller, and at a minimum of $50 a pop, it can become expensive to tinker. I have a full time job and I'm in an inflated market (LA), so driving for dollars is far form ideal . I'm trying to identify targets out of state. 

Can anyone help guide me with actionable search criteria and specific websites?

Thanks!