Make sure the property is well insulated otherwise the tenants electric may be very high and its possible that in the very cold months the property wont get warm enough.

I've been in cold state for so many years that I am longing for a warmer weather.

If you are having to go beyond 1/2 mile for comps, the area is cold or not desirable (unless it's rural). 

Direct mail, cold calling, hand written notes, probate, etc?

We've had enough of the cold and this will bring us closer to more easily manage our investments in our target market. :) 

With it being a hot and competitive market here in Atlanta and most surrounding areas you have to get creative and do a lot of cold calling to get good deal that most investors are looking for.

I’ve been cold calling and havnt got much traction.

Even with all the technology out there along with internet leads you as a seller can get from FB, Zillow, Realtor.com, and others you will be hard pressed to obtain a full sale as a FSBO.If you move forward with the FSBO listing, N.A.R. did go on to say that 88% (basically 9/10) of buyers utilized an agent to help purchase the home, which puts you into a position that you'll need to agree to producing commission for the buyers agent that is bringing that buyer to you to purchase your home.

Maybe see if you can connect with a wholesaler who can do the cold calling for you. 

3) Partnership: If I can find a partner but also make sure it's a good deal for myself.You should start cold calling in Columbus, Ohio, and then bring the deal to an investor to partner on.