How to find and get a land owner to sell

[Account Closed]

I've built aspec home in a development that I see as a gold mine with great returns. Homes are selling before the siding goes up, however the biggest hurdle is getting an empty lot. I have found dozens of nice, flat lots with privacy that fit my floorplans perfectly, the only catch is that most of them are not up for sale. I have pulled the public records on the lots and I see many are owned by trust accounts while half of them seem to owe some amount in back taxes. I want to contact the owners and offer cash with all closing fees and taxes paid for by me. I figure thatmost of these lots get overwhelming interest from agents but I would like to save the seller's their 6%+ in fees and offer a deal without RE agents involved, with a guaranteed closing under 5 days. I’m coming to the BP community for advice, some topics I’d like to discuss are;

-Does anyone have experience with these "cold call" purchase offers?

-How would you recommend approaching the land owners?

-Other than opening with "I am a private investor, NOT a real estate agent", what points would you recommend I make to get a deal done.