I have PMLs also so this would motivate me to get more contractually  accurate as well. . 

@John Warren Thank you for your input John, that gives me some motivation to pull the trigger.

But hey, there's always a motivated seller out there so you never know.

Once you understand values and what is selling where it’s just a matter of talking to enough motivated sellers.  

Now instead of this discouraging me, I’m more motivated than ever to take the plunge and get started on my first deal... but I’m confused on a good starting point.

I got in contact with the owner and she was very motivated to sell, which made me extremely happy.

These are people who share motivational characteristics of people ready to sell, but haven't yet done all the work they think they need to list property.

I don't want to do anything that makes me risk having to pay self-employment text and I don't know if up selling like that is wise

I'm really motivated to get things started and start building up a pipeline of deals.

you are absolutely right and sorry if i came off offensive... i am a consumer and have had the same exact experiences. agents who put you on set it and forget it through their portals which will narrow down properties based on area and other general details and never contact you again unless you call them and there are agents who will go look at properties for you because you are stuck at work gather all information and give you advice to continue to examine or list 25 negatives to talk you off your emotional impulse buy. it took a few agents before i found one who doesnt mind to work for their commission and i will use him on every deal within his license jurisdiction.you cant expect a consumer to be happy to work with someone who just goes through the motions because they've been in the RE space for 20 years.. much rather give a recent college grad with some motivation the business.you sound successful and i am willing to bet its not because you set it and forget with you clients and you actually work. god bless