There are numerous Lease Management Software providers, but they are expensive and do far more than I need (e.g., I do not need to tack expenses, rent, etc.). 

Any sites you use that you found actually pulled in motivated sellers?

Current tax lien investors - can you weigh in on what would motivate you to sell a lien to someone else?

They are required to do so many CRA related loans every year so they may be motivated to put something together.

 I found a very motivated seller, but he has no equity.  

It was my understanding that a Real Estate Investor that wishes to do wholesale/Buy fix & flip can find a distressed property that will sell for less, put it on contract with the seller, find a motivated buyer who will buy it for a little bit more and the difference between both is the real estate investor's commission. 

See what you can find by driving for dollars and reaching motivated sellers off-market in places you know well and are comfortable with and expand from there.

It also motivates the broker make further introductions if the opportunity arises. 

Too many folks spend more time debating the numerous ways to structure things and miss deals in the process.  

I currently work for the US postal service working terrible hours and that is my motivation for moving into real estate.I am working on a couple of deals now on some small mixed use commercial properties.