@Jason Payne agree with both Jacob and Jason, most of US books are excellent, especially for the systems, strategies and motivation they provide. 

I keep a running list of motivated sellers in the Seattle area.

I will most likely have to list the flip right now and sell it 90-95% completed and take some sort of loss. 

My motivation for real estate investing is to find an investment that will beat the stock market while being a learning experience that will bring me closer to FI.

My father in-law verbally and immediately agreed without any sort of paperwork, etc.

But sometimes being sued is enough of a motivation to cause someone relent a  position.

Seller not that motivated?

Him and his partner are splitting up and are needing to sell their house quickly. i already determined the level of motivation, arv, comps, potential repairs, and have yet to offer him a price yet.I pitched the idea that i can potentially close him out in cash by the end of the year and he is all for it. their original plan was to put it on market but they of course do not want to wait for the market. 

Or even that doesn't include property tax but does offer a GRM comparison and allows to sort that way?

It is great to be excited when you are new, but don't be a motivated buyer.