Ryan Dossey,What is the current state of repair of the rentals and why is the seller motivated to sell?

We do not buy anything on the MLS( but 2) in the last 18 months( at least for us their is no true desired motivation to get the price we need to be able to make a profit after all expenses) to sell that property to us.

I'm motivated to sell because I am in the middle of a major flip and I closed on my first rental property yesterday(a fourplex) but I can't keep dropping the price because I used my equity to start other projects. 

I only know of probate leads, as these are the most motivated sellers, plus they have telephone numbers, and address, with the attorneys info, what else do you need???

Because someone might say... are you really an investor, if you're not "investing" I say whatever strategy works for you to keep you motivated.

When purchasing a property from a motivated seller or wholesaler for "cash," can I again use private or hard money to count as "cash" for the purchase?

As a new investor, even fewer will consider funding 100% of your great deal.Use paying off the debts as your investment motivation. 

My motivation is being able to eventually be able to generate a passive income which would replace that from my job. 

There are smart motivated people who made the other half of that decision for reasons of their own.

Were any of them motivated to sell to you at a discount or on terms?