How should i present offer on my first investment?

[Aaron Fletcher]

So i am really really really new to investing in real estate. There is property right down street from me that has been sitting vacant for decades. I was able to get a hold of the owners son, who lives in another state. We have been texting every so often and got to the point in conversation where he asked me to come up with a scenario for renting to own or buying. I asked his permission to go on the property and got a contractor i know to do an estimate as to the cost of the rehab. My question now is how should i present my offer to him? Should i make it look as professional as possible? Should i have a real estate agent before i discuss an offer with him? Should i just text him what i would offer? Any idea would be helpful. Thanks!