If I get a piece of mail designed on some yellow letters site it is immediately going in the trash because it screams newbie, that won't close on my deal or offer me a fair price.

I'm sure you would be willing to pay a commission if they brought you a qualified buyer, so it shouldn't matter to them whether or not you are selling By Owner. 

I'm nervous because I've never had a business before and I still have a full-time job as a cloud solutions architect, which I'm really passionate about - so hopefully it won't be my golden handcuffs that may prevent me to thrive as an investor and  I'm excited because of all the benefits and freedoms being a business owner offers, one of which is to connect and collaborate with forums like this and people like all of you, where I can both learn from and hopefully share later as I develop more experience. :-)

There's so much fluctuation in flood insurance policy right now that rates could drastically rise; I think right now they are allowed to raise it 15% per year even in owner-occupied. 

Sometimes a property owner will want a lot more than people are willing to pay for the property.

@Vinay M.Recommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder, etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

Hi BP friends,I'm looking for cold-calling scripts to use when reaching out to off-market property owners.

Which means that there are many times more owner occupant buyers than investor buyers and owner occupants buy based on comps, whereas investors buy based on cash flow. 

So, the title will show the trust but the trust docs will show the agreement that you are sole owner.

Many "mom and pop" owners may not be familiar with these metrics5.Conduct a detailed physical inspection of the property.