A few quick comments.First, if you're first starting out, skip the LLC.

I have always tended to skip past rentals that are bare bones, but I understand that other potential clients may only care about a low price. 

I'm a Realtor and investor and I would like to have a system where I can identify motivated sellers, skip search them and then mass text the results.

Research and skip trace the owner. 

Most investors planning large renovations will will skip the Vacant policy and move right to a Builders Risk policy.Builders Risk policies will cover you for the renovations and is typically the policy lenders will want to see in order to secure financing. 

Skip Tracing.

The seller is an investor and she believes he didn't know about it (likely skipped a septic test as well).

Deal Machine is a great tool that allows you to pin distressed properties and will give you owner information and you can skip trace them from there.

HOWEVER, do not skip a deal because you do not have enough to renovate.

That will get you addresses and other info about the property but you’ll have to pay if you want them to skip trace to get the numbers.