I've had to find them by finding motivated sellers and making offers that work for my numbers (below asking price).

If they are motivated, then there is always wiggle room to discuss it with them/their agent.

This does not include the missing utilities during the Holding period.Purchase price $52,000 +Rehab estimate $28,000 +Purchase Closing costs $4,600 +HML Points $2,195 +Refinance Closing Fees $3,000 +Holding costs $3,127.59 =$92,922.59 -Refinance loan $91,000 =$1,922.59 Cash remaining in the property Again, my problem with this calculator!

He wants to bump the prices of condo comps on my remaining 5 condos. 

I was lucky to be in contact through the seller by my family, and also this seller was really motivated to sell without going to the open market. 

Plus they give you the proper verbiage to use speaking with all kinds of motivated sellers.

We never ask for or look at the seller's financial data meaning taxes/schedule E etc. except for existing leases IF those tenants will be remaining. 

My current plan at this time is to remain at my job I have now and save up as much as I can in a 1-2 year period, I will then try to see what kind of deals I can get and actually go into the business.

Note balance on only remaining property is now $100k.

Other things we look for is the seller motivations, we always try to talk to the agent directly to "read" him/her.