How to find off market deals for investors, as a realtor?

[Sam Epperson]

I'm wanting to focus on working with investors, and I'm a relatively new agent.

if my goal is to find off market leads, and I want to start with cold calling distressed owners, what exactly am I saying to them?

let's say they've got a property that needs work and they're interested in selling. Do I get them to suggest a price that they would sell at?

then do I take that number and find a buyer at that price?

am I representing only the buyer in this transaction?

or do I ask the owner to let me list it for them, knowing it would only sell at a discount on the MLS?

what are my goals on the cold call? and technically who am I representing??