@Ned Carey its strange im new so I was trying to come up with something different in my pitch to sellers. after speaking to a few wholesalers and other types of investors they only offered cash never terms so I thought it would make my pitch stand out a bit more. ive only met5 potential sellers 3 in Baltimore city 2 in Baltimore county ive had 3 out of 5 genuinely interested in the owner financing one was a tired landlord in the park heights area of the city. offer him 17k for his home with 5000 0% percent interest and 36 payments and no hassle from the tenants ever again.

The tenants are great they keep the place clean and seem genuine.

Find people who have enthusiasm and who genuinely care about helping people.Keep educating yourself.

I say this genuinely because I am so new to this, but isn't that the point of the BRRRR? 

Properties are getting transformed hugely the last year.

I've seen some properties that can be transformed into great deals with questionable cap rates.

You need to have a direct objective of why you are calling them , the second most important  point is creating a real genuine conversation which is often the challenge with marketers, who have their own agenda and their own agenda only and fail to do the most important thing is LISTEN and allow space for a conversation to be created.

If you are interested in a long-term buy and hold situation and the property genuinely promises to throw off $2,000+ cash monthly, you will be fine in a downturn so long as the rents hold up. 

I only ask because I'm genuinely curious and am trying to learn as much as possible.

Indy has transformed from a Rust Belt city to a thriving, modern metropolis.