You can also buy lists from companies like list source and there are some REI software companies that have a cash buyer search feature.Best way to find motivated sellers is to purchase lists and compile lists from city and county for 60-90-120 days late on mortgage, pre-foreclosure, delinquent taxes, water cutoff, code violation, probate, divorce, high equity, etc. and mail or cold call.Other methods are driving for dollars, door knocking, wholesalers, craigslist, Realtors, FSBO sites, expired listings, foreclosure sites, put out bandit signs, billboards, newspapers, other offline publications.You can use pay per click/adwords, facebook, Linkedin, Youtube, and other forms of online and social media.Bottom line is consistent action, follow up and follow through.

You could have an old building and per the leases the tenant do not cover much of any cam costs which can reduce your returns.The parking lots tend to take beatings in cold belt states and not last as long.

You could always hold that capital as tenant improvement funds to be used as part of the negotiations with an interested tenant or agree to take the space to a "cold shell" level. 

They can control your ability to rent your unit is based on seniority and availability of rental units-you could be out in the cold with no say over when your unit comes up to rent-sorry I'm ranting.

You can send letters but cold calling is by far the most effective method but you really need to know what you’re doing, how to open the conversation, what questions to ask and more importantly when to listen and not talk.

I have been cold emailing possible realtors in order to shoot a professional real estate video for free in order to grow my portfolio and give value. 

I replaced sewer PVC and hot/cold water lines with pex from the meter to every fixture in 2 units and now am skilled with plumbing.

:Got the estimated mortgage #'s back from lender and starting to get cold feet.

You can either do cold calling or direct mail marketing.

Or if you have the phone number, try cold calling the seller to see.Good luck!