Tell you what i'm doing (it's long)

[Robert Jenkins]

I plan on getting involved in commercial real estate....in the future.

Right now what i do and why i do it. I originally planned on just commercial and figured homes were to small. Then i realized hey i have no money and smaller might be better. So i started getting out and about. I've started at a REIA and got some ideas flowing. I jumped in my car the last couple days and drove around areas i know are lower income but not "war zones" (i believe we poured one out for the homies in earlier posts about war zones.)

I drive around and find "cosmetically challenged" properties. I have a voice recorder that i take notes on, and then i use Realquest.com (which is a cool title program. Is allows a map of the area and you can individually click homes and pull up title) to pull up title. I then use Merlin to locate the owner if it's not Owner oc.

This is where i'm at right now. i have 2 great properties non owner occupied (maybe even vacant) and in dire needs of rehab. I wanted peoples feed back from this point on talking to the owners. My plan is to flip these properties. Should i just write up offers and get them to the owner or should i try and sit down with them and tell them what i plan to do? I plan on pretty much stealing these so i don't want to get confrontational in person with an 80yr old man.

How do you vets go about it? Do you listen more then talk and try to find win win or do you try and show them why you're the best to buy it or what not. (keep in mind i'd like to have them carry the note so i don't have to get a partner involved)

Details:
My dads a general contractor with his own door and window shop, a painter, a drywall guy, carpenter, and plumber. So the labor will be pretty much free, the materials will cost a little less then home depot and what not. The quality will be professional. (only landscaping would need to be "found")

What i concider a steal is these properties ARV is about 300k the owners own them free and clear bought in the 60's and they are in their 80's. Properties look vacant so i wanted to start off around 100k offer and see what that leads to. Chances are they are going to be offended and so how do ideal with that, should i try and not offend them?

BASICALLY what is my game plan once i found these properties i want to buy?