For lease option deals, I would focus on marketing to Expired MLS listings, FSBOs, and For Rent Lisitngs( Landlord could be tired of dealing with property).

I’m tired of the theory!

Since loopnet brings out the tire kickers, each listing gets 1000 emails -- most the generic 'send me more info'. 

If your round trip is 3 hours for a 10 minutes job, you're going to get tired real fast about having an STR 1.5 hours away.  

There are ways to buy from tired landlords with very little down if you know what you are doing via a land contract .

Fined motivated seller that would belling to sell you a small MFR with no money down.you will need to find someone that is a tired landlord and they would want to receive income but not be involved in the day to day management of the property / tenants. 

Purchased my first three  7-10 unit buildings from tired landlords.

Inam tired with them calling and sending picture.

I work in a tire manufacturer plant and was saving up, working tons of overtime, all to invest.But after projecting forward it was going to take a very long time for me to get enough money saved up to invest in anything outside of lower end stuff (I don't want lower end properties and headaches that comes with it)So I changed my thinking into how can I make more faster.

I just kept backing up until she got tired of coming at me with her hands raised.