You've already partially established the seller's motivations:1. 

Bottom line is, you cant do creative deals without understanding the seller's situation and motivation for selling. 

I like to find landlords when they're at peak motivation to sell: Evictions. 1.

Recently found a deal and the owner looks motivated to sell the property after the issues she had with  tenants.

I mail to them as if they're any other motivated seller.

You'd be better off spending the money on a good web/landing site for motivated sellers, and marketing

I guess this questions the effectiveness of my agent, and perhaps a more motivated/creative one would be suggesting this and carrying it out.....?

As an example,  have different follow-up sequences for Hot Leads (motivated sellers), Long-Term Leads, Cold Leads, etc.

He did it again and got arrested and thrown in jail... was not pretty .I don't know anything about your state.. and I do see in Texas were its pretty common to tie up a property on an 100 option.. but the buyers and sellers are all fully aware of what is going on.. the way you made your post and the subsequent advice you were seeking and given clearly indicated that your sellers are not fully up to speed on your motivations and your end game.

By doing so you run across motivated sellers, distressed properties, owner financing possibilities etc.