My goal is to use the BRRRR method and have at least 11 more rental units (either SF or small multi-family).

Its important to note that the rent from the 3 units is added to your income to qualify (less advantageous calc method)  and is not used to offset the mortgage (more advantageous calculation).Also you have two current loans outstanding VA loans that have 67% of your 667k limit tied up.

Research the BRRR method as much as you can and build that wealth portfolio. 

I would make an additional suggestion that, if REI is your interest and passion, and becoming an agent is just one method to get you closer to that, why do you need to be an agent?

The IRS generally opposes self-dealing and can assess sizable penalties on both the business entity and the individual involved in the transaction. 

I’ve heard about various methods like “Ghosting” and staking out auctions, but I’m wondering if there is some program I can purchase or company I can hire to generate these buyers list for me?

You're wrong.Properties aren't listed in some arbitrary method.

However, I have to scrub through all the notices to check if there is any real estate involved in the distribution. 

.- I made the transition from residential to commercial a few years ago and I love it, because of the more passive aspects involved. 

I've also read on forums that the customer service is super limited with this method, by email only, so no personal touch at all, which obviously, is the cornerstone of a real estate agent's value, along with their knowledge and expertise of their local market.The day we can take emotions out of selling or buying real estate is the day realtors will cease to exist.