As you already know, the quality of the investor agent will speed up your learning curve, and save you money, time, and headaches. 

The success of your cold call (or any marketing) campaign depends on  the quality  of  data (leads)  that you are using.

The Real Estate Guys do a great newsletter with lots of high-level information about the economy and how it impacts real estate.  

It could very well be its all lost but seems like a big jump to conclusions by investors that basically did very high interest rate investing and expected  CD like performance..

You'll get differing amounts and qualities of leads depending on the type of marketing, but also depending on who you're marketing to and where.

Those that own it can be harder to sell as the cash flow from the business will cover the debt service for the business, but not for the real estate.Example: I had a very high-end assisted living facility on the market. 

It gets quite cold here and power bills can be pretty high. 

Take pics of all the junk (I mean high class heirlooms, which is what you'll say in the ad) and put it on craigslist asking for offers.

The seller is highly motivated to sell and has already knocked their price down 6% since listing it 4 months ago.

And for an OOS, I always advise to keep things simple at start, don't get greedy, go for quality and consistency, then work on maximizing monetization later.