Your level of motivation is off the charts man.

The reason is I know certain retail tenants wait until a specific minimum number of cars per day is achieved for one of their metrics.

Just think of who would be motivated to sell a house then figure a way to get in front of them.. either by a phone call (my favorite) or by direct mail.

Any help, encouragement, motivation is welcome.

That's very motivating,  best of luck to you

The seller who seems to be very motivated is asking for $100,000 cash but will do an owner-finance for a bit more.

On top of self development in REI, you should also devote time on motivation and successful habits.Notable people and workings are: Earl Nightingale (20 minutes that can change your life), Les Brown (know your purpose), Napoleon Hill (Think and Grow Rich), Grant Cardone (10X), Eric Thomas (know your why), CT Fletcher (obsessed), Zig Ziglar, and on and on and on.

> My Big picture goal is to invest / work hard in my 20's by building great habits, finding excellent mentors, taking massive action, and applying proven principles to achieve my goal of living off a relatively passive income by the time I am 30 so that I may travel the world an explore other passions. 

She does seem like a motivated seller, and even stated "I'm not looking for much money from it, I'm just trying to get it off my hands." 

Here are the details...I am trying to get an apartment under contract in Madison Tn (10 minute drive from downtown Nashville) and the seller definitely has motivation to sale. 14 units - 10 1/1 and 4 2/1She currently only has 9 units (all 1/1) rented out and she lives in the last 1/1She states she doesn't have any of the 2/1 rented because she requires two months down to move in.Rent rolls (checked the leases and is accurate and market average)1/1 - $650 a month2/1 - $750 a monthCurrent rent roll a month - 5,850Monthly expenses..Sewer - 112Storm - 40Waste/ trash - 76NES - 90Water - 80Gardening - 50Hazard Insurance - 333Taxes - 516I used an 8% cap rate to get my offer price at 569,125Does this seem about right to everyone?