Am I scaring sellers away by low balling???

[Iris Burrows]

Hey BP Community!

I've been working diligently to make a deal these days. I've sent out as many letters as my marketing budget can handle, and I've actually gotten a great response rate. Many of those who have called, though, will not accept the offer I make. And the amount of money they are looking for is totally far from where I need it to be--even if I don't make a cent off the deal!  

I'm wondering, am I truly low balling these sellers or is it just the nature of the business? I use 3 different formulas to determine my max offer, 2 of them are just slight variations from the industry known ARV*70%-(repairs+ fees). I also take an average of 4 reputable home websites to closely gauge the ARV.

I want to be able to stick to my guns, believe that I'm running my numbers right and accurately doing my due diligence, it's just that no one is taking the bait. Anyone have any suggestions, opinions or feedback they'd like to share?

I'd appreciate it. Thank you