One thing that helps with that, in the past I have worked for a company that spelled out what emergency repairs were, and what their response times were expected to be for various levels of repair.BP...

Some investors are effectively contractors and can accurately estimate the work.If you lack the skills and can not afford large surprises then always expect to pay for an inspection.

A direct request where you ask the person to act (to call, visit a website, etc).You could have more than one card if you wanted to segment your target market and then use specific cards for specific purposes.At some level do not ask the card to do more than it can do.

The type or projects, any special skills and other things like that.Do check the forum rules so you know what you can say without getting in trouble.

Make it clear that you have an interest in the property but use active listening skills to learn more.It is hard to know what the seller might want when you have no idea what is going on in their head or in their life.

Like a fad that comes and goes the regulars who are skilled in such investing just scratch their head.Think about it.

The other agents can not offer more so you have a level playing field.

It is now time for me to branch out further and get involved in investing on a larger scale versus partnering on small single family rehabs/flips.I joined "biggerpockets" in order to further hone my skills and education and to network with others in this market.

In any case be prepared to show them how you came up with the offer at some level.

Simply getting the mortgage payment to a level that will allow cash flow is not the objective.