I have been using the copy and paste method as well.

Check out https://www.biggerpockets.com/renewsblog/work-with-lenders-brrrr-method/

This method of doing things definitely required more of our time & sweat equity, but we were able to perform what amounted to nearly a gut rehab with high-end finishes for $60 / sf.We finished the renovation and immediately staged / furnished both units. 

This is the preferred method to insure minimum disputes after move out and law suites over thousands of dollars in tenant damage.

I’ve posted about this many times - I prefer the too-big house method where I buy in a high-job-density area a 4-6 bedroom house with 2-3 bathrooms and I rent out spare rooms to professionals (1 person per room).

I am looking to use the BRRRR methods with this so I am not looking for that high of an ROI.  

How do you find these list and have other methods to finding potential motivational sellers?

sub too wrap lease option etc.. is a fine method but in my mind only to be used by very financially capable folks.. not folks that are trying to get rich on OPM and no credit.. and in some states the persona with the lease option can hole up and judge may make the lessee do a foreclosure giving the lessor a right to cure..   

An investor is limited to 4 financed properties including subject - so they could do this Financing method for a couple of the first transactions. 

That will dictate your possible collections methods.