Should I spend a whole day cold calling every motivated seller on my call list?

Which brings up my question of Flat Fee and For Sale By Owner (keeping in mind I have no experience selling a property and we're out of state).  

Owner is recently divorced and has "motivated seller" in the listing.  

Find an agent who is an investor. go to meetups in your area to get exposed more and network. picking up random properties on Zillow with out knowing all the expenses and repairs isn't the best way to utilize the calculator. you will need accurate numbers to see if you will cash flow. start your search for a property now as sometimes it can take time to find the right one depending the area. get pre approved and go house hunting with a link minded realtor. then you can plug in the numbers into a calculator and see if any will work. best of luck.

I find many like minded individuals and potential partners this way. you need to put yourself out there to find the folks you are interested in meetings. not all meetups are great but continue to search and find the good ones in your area.

Be clear in your mind what you are willing to pay for this property and stay in that ballpark.

Also keep in mind this doesn't include workout costs.

This will connect you with like-minded folks in your local area and help you network. 

I had a 40 acre orchard in Santa Barbara sold 20 years ago but I've checked and the retired rock star who purchased it has had it on and off the market at incredibly low figures - check 1500 farren rd Goleta ca93117 could make an off Market /private agreement if you'Rare super motivated .

Please keep in mind that when I say all cash deal for any of my deals, we are not talking much.