I applaud you for taking action as a new wholesaler and encourage you to continue to foster relationships with your buyers since they are your valued customers.As for finding motivated sellers, there is no specific group that has to be targeted to produce good seller leads. 

Residential Rental home prices (1-4 units) in my area generally range from 60-200kI’m looking at a potential 3 unit that needs a little work, but could produce an additional 1k/month in cash flow but I’m getting cold feet ...From my perspective it seems like the rental property market is very weird right now with a lot of investors or potential sellers kind of “paused” due to COVID and rent moratoriums and all the uncertainty about the future with those two things sort of hovering at the moment.

Here are a few more worries:  a new person in the building only adds to the likelihood of one more body possibly tripping and falling down the steps, or slipping in the bathtub and resulting in an ambulance trip to the ER.So, the added worries are many.

The property is then sold to the higher bidder where the baseline for the bid is whatever is own to you (principal+ interest), plus fees own to the Tax Collector Office+ Cleark Office.If not body bids on the property, then you are the higher bidder, and a deed is issued on your name or company's name, but you do not get the (principal+ interest), and you still have to pay any associated fees related to the auction.          

Talk to others on here who have been doing it for many many years...100% of our 401(k)-solos are in REI all producing double digit returns.

There is a real shortage of homes less than $250,000 in the area so the income producing properties are doing well because of this.

Hey @Haven Phelps We're far from some of the top producers in TN but we've been wholesaling in the Chattanooga market for over a year now! 

Others look just at the income produced by the property.

If the HBU is to have this SFR operating as an office for a light industrial use then you would value it just like any other income producing property.

The gross rents total $1,575 and produce a NOI of $700 per month.