I'm generally an analytical type and can usually spot the signal from the noise fairly easy.

I’m concerned that a cold call would put him on the spot and be an automatic closed door.

Nothing wrong with that so long as they don't keep you in the dark while they continue to leach off of you.Learn real estate first, then you can spot the bad apples and will know to stay clear of trouble, time lost, losing money and possibly fines or worse. :)    

Truth be told I would love to get in that sweet spot where I realize annual losses after depreciation.My plan here is, and I am confirming my belief with some more marked due diligence, is to get into the park with no money down and to add value by increasing rents slowly and consistently, renting vacant lots, and adding homes and getting them rented. 

It seems to be a hot spot because there are a dozen or more major breweries that have set up shop here. 

@James Wise is spot on, building real wealth is a long term endeavor, so good for you on starting early and already closing on your 1st deal.Since you're in South Florida, I definitely suggest you connect with Account Closed.  

Matt, I think you're spot on.

The 9th and 9th spot is a small but Highly desirable area.

Nice job on taking before/after photos from the same spot.  

I think the sweet spot for me is 'medium-fixers' that still have some meat on the bone for value-added rehab.