My system for deals will be direct mail, cold calling and deals brought through networking, as well as offering on MLS deals that have been overlooked, expired etc..

Now for #2: Looking at cap rates in a historical context gives you insight into how hot or cold the market is and, therefore, gives you some idea of where in the real estate cycle the market may be. 

Yes I do run a digital marketing agency for Real Estate investors... but I actually found this deal by cold calling, lol so it is definitely not a way for me to advertise my Digital Marketing.

Just cold call.

They also like to have a flat amount to be able to budget better and not worry about cold WI winter heating bills!

I have done one syndication deal ( I am an accreditor investor) a few months ago but I felt I have done the deal mostly because I loved the people who manage it, the goal they are trying to do, the deal felt really close to my heart-  not because of the cold numbers and mathematical reasoning. 

I'm sure there are other avenues for finding good deals, but we found this deal by me making some cold calls to expired listings.

I am getting cold calls every week, sometimes few times a week "I know its out of the blue".

Don't talk to them like they're a cold call because they aren't.

If you really want to explode the number you are reaching out to then get one or a team or cold callers to blast through your lists.