Test repsonses with different lists and mail pieces, with marketing it is always test and tweak.

Then you can test the waters while getting into it.Brian

In short, you're going to have to test your market.

If he likes you enough, he may let you test drive his new Tesla.

@Abdul Azeez, I think that the problem is that you are stacking the deck against yourself trying to do all of these things on your first deal:1) Purchasing the property from an online auction site / bank, which is notoriously tricky even for the experienced investor, due to their proprietary contracts and minimal due diligence period and strict deadlines.2) Working with a new contractor that you haven't used before, or seen their work before, and who may not be used to dealing with investors.3) Trying to get conventional financing on a property that has a short closing time and where the mechanical systems cannot be tested.4) Working on your first deal by yourself instead of partnering with a local investor who can guide you along, or at least a mentor who you can turn to with questions.My advice is to make it easier on yourself by considering buying a property with a standard contract and longer due diligence period, network with local investors who can provide you contractor contacts and also some guidance, and consider using private financing or hard money instead of bank financing.In my opinion, buying from the online auction sites is a more advanced strategy that you can use once you are able to ballpark construction costs yourself and/or you have a trusted contractor you've worked with before and/or you have private financing or hard money set up so you can close fast and/or you can purchase the property without interior access and hope to get lucky in terms of condition (but still buy at a price where you are comfortable doing a full rehab if necessary without losing much money) and/or you are familiar with agreement of sale contracts and closings in your state so you can assess the risks of using the bank's seller-friendly contract.You're already doing the right things by asking questions on this forum, and taking action.  

@David HodgeWhen it comes to finding leads, it never hurts to test every theory out.

The Federal Government also added a "stress test" on new mortgages.  

I like the idea of taking him to lunch and testing the waters rather than possibly putting him in an awkward position of having to tell me he doesn't want to partner.I agree 100% on having an attorney draft partnership documents.

I would have the system pressure tested before you decide to start repairing.We bought a duplex where the bank had let the oil run out and the heating system froze.  

Once you get past the initial sniff test they'll want more information.