What are the best ways to generate motivated seller leads in the DMV/PG County Maryland area?

In case anyone wasn't aware, Providence's new regulations on AirBnB and other short-term rentals will go into effect November 30th, 2019.See the short-term rentals page in the City's Planning department website for a human-readable explanation of the changes (complete with flow chart), or the actual ordinances here (defined on pg 20 as "The occupancy or use, for a fee, of all or portions of a dwelling unit by anyone other than the owner for a period of fewer than 28 consecutive calendar days", but the regulations are on pgs 102-103).

I have been searching around for 2-4 plexes in the DMV area (mostly Montgomery and PG Counties).

Specific properties are then slotted at a certain rent after evaluation.

The new owner, realtor and appraiser has a limited time slot therefore- they must be uninterrupted

I'm new to RE investing but not new to the PG County area.

I travel a lot and can see when the rents are dropped off through a lightbulb camera so there is proof of any activity near the mail slot.

Amy has a service where you book a small time slot for a reasonable fee.

Most wholesalers are sourcing their properties more so in DC and PG county. 

My assumption is that it may be lessy risky in the DMV; however, it's very difficult to achieve the return rates needed to compound your money over and over in order to build a large portfolio.I'm familiar with PG county and have heard of Frederick & Baltimore county.