The same type of houses are selling for 190-210K ARV the sellers starting offer is 75k and is motivated, and is willing to negotiate on price, also the repairs would be heavy.

The more motivated the seller is tends to take a lower price. 

Not only does it perhaps bring them future business but its also just a very motivating gesture.  

Direct marketing will reach motivated sellers but the majority will want a higher price than an investor can pay.

I wanted to start making calls to absentee home owners and distressed properties in my area, but have a big interest in pre-forclosures I would really like to help people out of a situation like that and already know that the seller has some type of motivation to sell.

The only thing going for me was the motivation, and the fact I’ve always been handy and a quick learner.

Only 1 sale in a year would be exempt and if considered a commercial property sale you are also exempt (these regulations really focus on sales to individuals for their personal home.You don't sound super motivated so I'd let the buyers do their own due diligence - as previously mentioned.Sales Price, Interest Rate and Down Payment terms all work together so if they need flexibility on, say for example the downpayment, you can then up the interest rate or go to 20yr amortization.   

Seller is motivated!

Invest here 1st. google 50 ways to find motivated sellers. choose 2-3 and go hard.

I am a wholesaler and I have a very motivated seller.