The tenant is incredibly difficult to deal with as she smokes in the home, doesn’t pick up after the dogs, doesn’t maintain the property, and rarely pay rent on time.

Rollers made for solvents and epoxy coatings work well, mohair is incredibly expensive but works best.

I'm not incredibly familiar with the Tulsa market, but in OKC you can get some solid houses in C class areas for around 60-90k that will rent for at least the 1% rule. 

You came to the right place to learn more about real estate and connect with other motivated investors.

I can sell to and motivate almost anyone.

Once in the daytime, and once after dark (9:30 pm-ish).You could probably accomplish both drives (on every street in the zip code) in a couple of hours each, and still have time to hit the zoo and see some incredible animals, and Cedar Point is not too far way either (it's the Roller Coaster capital of the world).

We've used a company called Limitless Motivated Sellers for about a year now and it's been consistent. 

Does anyone have any tips on how I should approach the potential seller or what tips that I should be looking for to identify the sellers motivation? 

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The most accurate dataset for investors looking to be market pre-delinquent property tax accounts, and non-owner occupied properties.
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YOU are YOUR own MOTIVATOR!