If you are trying all kinds of wacky buying techniques they use in residential it will not get you anywhere.

Network and market using a broad range of techniques. 

Also a technique I like using is building relationship with contractors, they can always refer you to some cash buyer.

Its so confusing and tangled, that they use the leverage of "gray area" as the offensive technique.

@Logan Logan A.undefinedYou can't be naive about construction techniques and be in real estate for very long, there are rip offs out there. $400 a layer does sound high, but you haven't mentioned how many squares or the size or the job either. :)

Dave, you are not learning how to value real estate in the investing podcasts, videos, books or other materials unless appraisal techniques are taught and I'd really be surprised if they mention or go past mentioning the three approaches to value.The computations to find the ARV are out there, but that doesn't give you the assessment of the valuation in your market. 

Arbitrary option fees can be predatory dealing because an option contract has a measurable and determinable value, there are appraisal techniques to determine the value of a real estate option.

Don't assume that techniques used to deceive the public are only reserved for lenders.  

is there any specific technique or language that is being used that works best?

The exit strategy must make sense.Consider the exit strategy and implore the techniques here to ensure your exit strategy is a viable one.