Flipping is one way (getting an option contract and selling it to a rehabber).For low equity deals, consider:Buying on Sub2 or a wrap and renting, or lease optioning.Do a lease option assignment and assign.Like @Will Barnard said, get an attitude of solving problems for sellers and "don't be a one trick pony".If your marketing to home sellers gave a range of issues, then you could give a terms offer with a low all cash offer.Think of your first priority is finding a motivated seller, and asking the motivated seller questions like...Asking About The Existing Financing: Do you own the house free and clear?

Another thing to consider is local attitudes towards slate.

There was a lot to learn here, mostly about human relations, and there was a lot of interesting and diverse insight by the posters.You sound like a motivated, efficient business professional used to travelling in a circle of like minded people and as you said, you have expectations that the folks you deal with will carry a similar attitude. 

. , That is my attitude and I am becoming active in my local investment club crossing my fingers looking for a reliable flipper who is short on cash or time.

It's too bad you think they are stupid (my speculation from your posts) or lazy (a fact you stated) and yes, if you have that attitude then capital will be lacking.

With that attitude (an honest want to help someone, not just something i say to feel good about myself) i feel as though i SHOULD be marketing to owners with back taxes.

My whole attitude about opening the mail has completely changed in the last two years.

You've got the right attitude!

You're showing yours and I'm sure you'll be quite successful if you keep the positive attitude; just be sure to go on knowledge, not emotion!

Jeff - I like your attitude!