I have a list of questions/checklist that I could use as a phone script, but I have a mentor/coach that will take the initial calls and teach me how to take them.

The broker/owner is an investor and has her own investor mentoring program. 

I would love a mentor who has been down a similar path.

Get a mentor (be an unpaid intern locally or invest in a project run by the mentor and shadow them)2.

A mentor of mine once said it's ok to pass deals because there's always easier ways to make money.  

Its the same for junior liens...

Second I have a friend from another state who has been somewhat of a mentor in getting me started.

Ken taught how to buy foreclosures from owners (equity deals) and John had the most interesting methods of making money from really different approaches (junior bene buyouts, foreclosure overages, perfecting title through quiet title, etc.).

Hiring a mentor can solve your problem, as the mentor will have the experience and knowledge to look at a deal and determine whether the price is equitable or not.The operative word here is “hire” - you’re not looking to barter your time in exchange for your mentor’s knowledge.

I'm not a mentor or coach, but you can DM me for referrals.