That will usually motivate a bad PM to settle with you and make the complaint go away before the state starts to investigate.

Gave me motivation that things can work out even in these markets of uncertainty.

The influencers "making millions from wholesaling" teach you the same steps everyone else teaches you. 

Someone smart enough with enough influence to get the family to sell.

I listen to his stuff because it entertaining, funny and motivational but would I put my hard-earned money into one of his deals.

The reason you are not having luck is because a very obvious logic yet completely ignored principle real estate investors refuse to acknowledge.Here goes.NOTHING can target motivated sellers.No list, no gadget no software no "Deal Machine", no propstream no NOTHING!

Because if you're patient and don't swing at the wrong pitches you'll be in a position to use your creative finance education to pick up properties from motivated sellers.   

I was informed they don't speak to borrows ( not a red flag yet), just thought maybe they didn't speak to me because they didn't want me to influence the  appraisal value of the property.  

Real Estate investing is not overly complicated and you can figure it out for yourself if you are motivated. 

..and If not, Is the seller potentially motivated enough to accept an offer that would position this deal to meet your goals?