Secondly, your brand will help influence an appraiser (it has for me at least), and your brand will impress the agent who also talks with other agents.

Sometimes the owner become increasingly motivated to sell and will be open to or offer seller financing.  

Should I be going for forclosed / pre for closure with no equity and short sale with the bank from either door knocking or cold calling vs hunting down high equity deals with sellers who could possibly become motivated based off receiving a mailer or a phone call vs others like see a for sale buy owner sight , probate , tax liens/tax delinquent , housing code violations or absentee/vacant which varies in reasons it's self ?

I was leaning on this strategy to work on by door knocking or by calling vs hunting down high equity deals with owners who could possibly become motivated based off receiving mailers or my phone call vs others like calling for landlords or probates , tax liens / tax delinquent ,house code violations or absentee / vacant lists which vary in reasons for its self ?

Read or listen to "How to Win and Influence Friends" by Dale Carnegie.

Deal 1 3bed 2bath single family home rent rate around $1200-$1300 25k sale price (very motivated seller) comps 50-60kTaxes&Insurance est $216 a month.

What would motivate them to recommend your rental to others?

Hello BP,I am searching for a motivated real estate agent in the area that has experience or specializes in bank-owned and pre-foreclosures.

If you're moving on too often, your offers are not where they need to be in that market, considering motivation being equal. :)

I agree 100% that, as you said, you should not compromise on your numbers, which is why vetting 100 properties, then making strong (ie, not a prayerful lowball) offers on the top 4 or 5 will be much more effective.In a down market, the spray and pray approach can be somewhat effective because you have a large crop of desperate or motivated sellers.