I would start by looking for a quality property in your target market that hopefully has a motivated seller. 

I was in the mindset that I can do it by myself and honestly, I was doing a pretty good job in pushing and motivating myself, but as I kept adding more goals to my list I realized that having a partner would help me stay accountable to my objectives and make deal analysis more efficient and productive.So if there is anyone out there who is pumped about real estate and wants to join forces, let me know!

Keep in mind that people think wholesaling is difficult simply because for most it is difficult to get motivated seller leads.Wholesaling in itself is not difficult at all.

Make your offer and their level of interested parties and motivation to sell the asset will determine how they react to your offer. 

What are some websites with motivated seller listings?

Yes that, and also more MOTIVATED leads.People are investing SO MUCH MONEY in ads to get "measly" results compared to the money they put into it, compared to other strategies.Sure indeed, compare paid marketing to paid marketing, but that is not how things work.Compare strategies to strategies.

Build a list of potential motivated sellers.

You just create smart and efficient operating procedures, use solid documents, hire and motivate a few great VAs and then let the magic begin!!

My main question is this, when im on the phone with a motivated seller engaged in a discussion about the subject property, when asked to make an offer over the phone should I use the following formula: (ARV x 70%) - repair cost - wholesale profit - fixed cost = Maximum Allowable OfferAnd if so, how do I find fixed cost for the San Antonio area when put on the spot to make a quick ballpark offer?

Keeping a thorn is an interesting way to go about staying hungry and motivated to hit your goals.