ouch....sure can understand why you didn't engage with them. 

I may start with house hacking to build confidence, take advantage of owners financing (this will be my first home), and to build my network first. 

It sounds like you are overly confident in your Excel spreadsheets..... 

I personally know both @Jaclyn Cano and @Wale Lawal and can confidently say both are great and VERY Investor friendly!

As far as whether to approach them with or without an agent - approaching them directly without an agent can save the seller probably 2.5-3% of fees, which give you some room to negotiate on the price, but you need to be confident that you are capable of evaluating the property value, estimating on the amount of work that is needed, knowing how to negotiate/ structure the deal, and navigating the closing process.

For example how do you identify with confidence that your market attracts more professionals vs. families vs. bachelor/bachelorette parties, etc. and therefore how you'd know which amenities to offer?

Are there specific tools, presentations, or approaches that help them feel more confident in taking that first step?

•Deal evaluation: Simple, actionable advice or tools to help me confidently analyze and structure deals.I’m also looking to network with wholesale-minded agents, understand local buyers’ preferences (buy boxes), and explore mentorship or partnership opportunities that can help me gain momentum.I’m eager to learn, take action, and build something impactful for my family.

Hearing that you get bombarded with inquiries is great to hear and gives me more confidence in my local market for filling a demand.

It sounds like you have a wealth of experience, and I’m confident you’ll do amazing on this new journey!