This is an excellent place to network, build your knowledge and get motivation to get out there and do it!

Seems like the city appraisal's are the foundation for seller price points.

Ideally, we'd like to achieve owner financing for the purchases but also have the possibility to get commercial financing.I find myself with a small but highly targeted list - owners of more than 10 residential properties - their motivation to sell is a huge unknown for me.  

We don’t feel as though these properties would work for fix and flip investors mainly because of the area but we are thinking of negotiating seller finance and putting about 3k into repairs and using them as rentals.

To get seller financing, so I need an agent, a bank, or just a simple contract?

A lease option to the seller for a short time might also work. 

This is not true - if you're going to represent buyers or sellers you have to have a license, but if you're going to be successful with Real Estate investing, you will be successful either with or without a license. 

I don’t have the contract or the warranty documents from seller unfortunately.

Finding sellers that NEED to sell their property?

I could use a little help and motivation with keeping on track as well since this is a side venture and is not replacing my main source of income at the moment. :)If you are interested, PM me and I'll share my contact info.