There are many sources for motivated sellers, and the harder it is to get the list, the better the leads :) My recommendation is to pick a type of lead source and marketing and stick to it (follow the ideology of going deep, not wide).

Not sure if you are still pursuing this angle?  

I just can't figure out the angle ?  

I love how you said "be a solution provider"I am thinking about the angle to start with I.e.

I would advertise the property widely, and encourage neighbors and churches to refer potential tenants.

We have been able to save up down payments by being frugal, investing widely and working on advancing our careers.

Mostly because I don't think any lender on the planet would lend on that deal......Normally, there's always some angle I try to come up with to help.

Only 3 foot setbacks needed on each side, and 25 ft wide lot, so 19 ft wide structure.

Use Social Networking effectively to reach wide audiences and target clients.

You should valuate it based on what it is, but it never hurts to look at it from as many angles as possible.