We have well over 100 Five Star Google reviews.

I tried to create rapport with the owner over the phone but waited to present my real agenda only in person.   

That is just what I am seeing personally, and I work with investors all over the country. 

Is the market overly saturated?

Kenny,As a lifelong real estate investor and a broker with over 30 years of experience specializing in multi-family properties, I can confidently say that success in this field is all about building relationships.

If you find someone that will let you supply the materials and work for labor only and sign a contract you supplied , you have hired an employee , a laborer , not a contractor .

I would just over disclose on this and move on. 

If it’s over that amount they’ll send photos and quote that you can accept or shop around. 

Fixing the inside of the house is usually the last resort.Regarding disclosures, it wasn't like the sellers were able to pull one over on you.

Every time you toss the coin, the experiment starts over. 50/50 every time.Not because you send out 3000 mailers does it mean you WILL make 1 deal.If you have a motivated (enough) seller in your list, sure, perhaps... but who told you that if you send 1000 mailers there is one motivated seller, in the mix, and if you send 10,000 mailers you have 10 motivated sellers in that list?