I can tell you to stay away from where you see a lot of strange foot traffic (people walking but not exercising or walking to work..with glassy eyes).

This is more of a exercise at this point. but i am still going through the motions. originally site unseen i had a 45000 rehab based on pictures, i had a contractor friend of mine  look at the place and a rotten sub floor on the upstairs unit from a leaking roof brought rehab up to 80,000.

Take what you've learned from the books and podcasts and analyze deals from the MLS, just for the exercise of it. 

As for the best sellers it is difficult to tell because you will likely have a small sample size, my guess is that it will be people who want to move to a new city or state and are on a time crunch to do so.

And you can see how much they paid for the property too.There are several other ways to find cash buyers but this is one way that is easy and you learn a lot from doing this exercise.

Just keep learning as much as you can, listen to podcast, read, read, do sample deals.

I lived the learning transition with my father, not in real estate, but the emotional and intellectual exercise was still the same. 

Some judge often deny admin fee even in the lease; but tenant often pays before go to trial. if you google for "pay to quit" letter, you will find sample letter.When I rent properties to tenant who does not have any credit/tenant history, I often ask them 3 or 4 month of security deposit.

Why would they want to exercise it if you can convince them they’re not going to be any worse off?

I am told this is the one to get and approved by EPA and NH but it requires (in my building ~55 "wipe samples" @$15- each)