The best advice I can give you on that aspect is to use your current situation as motivation, rather than let it consume you.  

Information is valuable, you could also consult with owners (for a fee), show them how they can stop a tax sale foreclosure, how they can delay it, how much time they have.You could offer to buy their property giving them an option to buy back when they are financially able while remaining as a tenant.Hard or soft money loan will give you a great return on your cash.

Those sometimes don't show quite the motivation. 

I came across 2 multi-family properties (2 duplexes) for sale by owner who is motivated, eager to move in another city --- not wanting to manage the property long-distance, and willing to work with the buyer.

There's lots of efforts by many to avoid an agent - - IMO, they earn their keep.Search results, you can BUY them from investor-friendly brokers and remain totally immune from the liability.

I cant imagine for the life of me what motivation you think they have?

I'm new to wholesaling, and I want  to know do anyone have any information on *if u run in a motivated saler* and that person still have a mortgage, and is late on the payments, upside down (not paidoff) , what do I do? 

In a large city, people are cut throat and motivated, by greed.

Treasury yields are currently near all-time lows, interest rate spreads for most lenders remain at favorable levels, and underwriting guidelines continue to moderate due to an ever expanding supply of active lenders in the market.

As you keep mailing them over 6 months a certain percentage will encounter changed life circumstances that will move them into the very small group of motivated sellers.