Which are the best property websites that allow private home sellers to advertise a property for sale?

Jegan - unfortunately you have not provide enough information to allow an intelligent response.

Based on their responses, I can gauge how close they are to my MAO (maximum allowable offer) and how motivated they are.

Allow something for yourself to cover the public areas.

Note - If you are looking to invest the proceeds you could look into a 1031 exchange will defer all Federal taxes to a later date and allow you to purchase another property with the proceeds.The best thing to do in your situation is to do a little research and talk to an accountant.

Though - the main reason people use the BRRR Strategy is because it allows you to do a "no or low" money down transaction.

I've also heard that sellers have went to the banks to get an approval to allow a sale via Land contract.

It's probably better to work on a 4-6 year timeline too which allows you to adjust after hopefully reaching your goals.

My personal view is as follows: I am not a professional, so I don't deserve to be paidI am learning new skills that will/have allowed me to better negotiate with professionalsIt was a great teaching opportunity with my kids. 

This allowed me to negotiate directly with the seller and avoid middle men.