I'm tired of wasting so much time on dead leads.. does anyone have a good way to get decent leads of high motivated sellers?

What key factors should influence my decision on whether to sell now, offer seller financing, or keep the property as a long-term rental?

Finding motivated sellers who may not have advertised their properties yet might be facilitated by doing this.Buy, Rehab, Rent, Refinance, Repeat, or BRRRR: Look for homes that require work, make the necessary improvements, and then refinance to recover your initial investment.

No no no,Lists can't target motivated sellers.

I will find out this week if there are any further complications beyond the "mixed use" appearance even though there is no longer commercial influence on this property. 

This is a nuanced topic with several factors that can influence the outcome.

G'Day Beverly,We purchase a variety of motivated seller lists that get a great response rate.Evictions, probate, tax delinquent, out of state landlords, code violations just to name a few.And my team smile's and dials all day long.It's important to know your market and know the numbers in that market.Negotiate hard, be quick and buy with cash.That's what has worked for us for many years now.Too many wholesalers are a joke and over inflate the ARV so be careful and know your numbers.All the best.

First  of all if you already have 10 million what is the motivation  behind RE investing?

A slightly saturated market could mean a more motivated seller. 

Deals are found working directly with motivated decision makers.