I am fairly new to wholesaling real estate. What is the best list to get the highest quality leads from?

Even if they are tapped out personally, as you say it's their busy season, they can probably point you in the right direction.

While the house might be a "Waldo" if prices correctly and listed with a competent broker it should sell for more than a direct sale to an investor.If you are looking out for your grandmother encourage her to sell with a great listing agent in the area.

Not directly in the city.

Since you have a lot of broad questions, it sounds like you're looking for some direction.

How should I approach the owner directly before the property forecloses?

And also concerned about the property being owned in by LLC (I'm the sole member). 2) I could "make it my primary residence" temporarily but that would mean changing all my info to receive mail at this location.

I like to go one step further when I mail to an LLC & go to the state corporation site and look up the owner's name and address and mail directly to them so that it's more personal.my rule of thumb when mailing to anyone not titled personally is to limit the mail to those properties that I have a real interest in and not a blanket mailer.

I have my father's 30 year old contracting company at my disposal, I work directly with an in house mortgage lender at my office as well as a property management company (which I would primarily use on a consulting only basis to begin with) and I have 2-3 options for creatively financing my first few deals. 

I understand I am obligated to direct them to their nearest attorney to draw up the note, etc.