The owners reached out to me from a direct mail campaign.

For a variety of reasons, including keeping this potential project "need-to-know" only right now, I want to get a ballpark estimate with full understanding that the goal posts could move in either direction as the project gets more discrete. 

The rest, to me, can be a full-time job.I’m not trying to define you, Angelo, just wondering your direction and why.

Off-market and direct-to-seller appear the best avenue toward decent margins.Pricing & ARVs: Home values in many areas are holding their own, but buyers are getting pickier.

I would certainly disclose the currently approved special assessments, but since any further financial obligations and project plans have not been voted on by the membership, approved in a budget, or secured in a loan; must I disclose the knowledge that the board is trending in that direction?

Your input is truly guiding my next steps, and I’m grateful for the direction you’ve provided!

There are just too many options available to go directly to the supplier!

Direct to seller.

And don’t underestimate the power of direct outreach; some sellers may be more flexible if you present a clear, structured plan for partnership or financing.

I've been searching myself for 2 years now and have yet to find one good cold calling company, I've even tried to hire off upwork directly.