I can't seem to get a sense on if the seller is really motivated or if he or she is just fishing for a higher price.

I’m very motivated but unfortunately do not the have the capital yet.

His motivation to sell is because of how busy he is and he hasn't been able to manage the properties to his very high standards the last few years. 

I spelled it wrong to not tip off keyword searches.Grant is great at motivating people and selling, I have read a few of his books. 

what is my motive buying this property ?”

The main thing I would say is make sure that you have good folks to help keep you motivated and focused along the journey as there will be bumps and times when you think why the heck am I doing this for such a small dollar amount.

My parents do not want me to get into hvac they think i may not be successful and will end up hating my career. i think a job like that can motivate me to get started. what do you guys think?

Protecting their credit score is sufficient motivation for most high credit score tenants to play by your standard lease rules.Low income tenants are playing by different rules.

I need input from this great group to help me focus on the top 5 ways to find motivated lease option sellers. 

Ooooh, one more question: For those of you working within Washington State, do you have favorite tools/venues to find off-market opportunities, or do you do it the "usual" ways (research, hunting for "motivated" sellers, driving for dollars, building up connections with people in the know, etc.)?