How do you make an offer to someone (maybe not so motivated) if you dont have MLS access?

[Kay H.]

Hi, In a previous post, I mentioned I sent out a lot of letters and I get calls from people who maybe don't seem very motivated. Instead of throwing away those calls, some people suggested making offers over the phone to see if they will take the number.

Are there any reliable sites or techniques I can use to come up with a pretty accurate offer. I know about the ARV minus repairs formula, but without MLS access, I'm not sure how I would be able to give an accurate offer. Zillow doesn't seem to be that accurate at all. Also, does anyone email people written offers? If so, what template do you use and do you make the offer price approximate?