A reasonably good source is AVVO.com by zip code and expertise.  

The first hurdle was convincing them to leave via cash for keys.

The key is, that you win more than you lose. 

Another nice bonus of using this as a funding source is no closing costs, big help on the front end.Obviously, if all goes relatively well, the plan would be to hold these properties as rentals and refi at some point down the road when rates on mortgages drops back down a bit, whenever that may be.

You could offer cash for keys to get her out-NEVER hand over any money until they are out and you have the keys and signed paperwork that they are out of the property. 

And i found launch control but the minimum is $500 a month, but they use cross-referencing data across sources to find the most accurate contact information by using a person's name and address to find their phone number, real address and email by accessing public databases, phone number directories, credit reports, utility bils, public tax records, and social media profiles. this is waaay expensive for me as a beginner. what do you suggest or if anyone has any suggestion I'd greatly appreciate it.??

I also agree that there have been so many syndicators who's deals have dried up and they have resorted to teaching/mastermind as a source of income. 

Is Real Estate Bees a legitimate and good source for leads? 

Like you, when I'm working with clients I highlight the key advantages of the conventional rehab loans (Fannie Mae's Homestyle and Freddie Mac's CHOICERenovation) are:- They can be used for investment properties- You can include luxury items- They have a higher limit – $806,500 in most places.Jeff

I have located sources of possible funding for the deals that I find.