In the process of cold calling a list(from list source), I found someone interested in potentially selling some land.

By the time we got to the final test and then the actual state exam, I knew the info cold.

Appraisal came in very low on my first listing, doing repairs for another seller that was broke and in the hospital for months, being cussed out hundreds of times during cold calls, hosting open houses that no one shows up to, etc.

On top of what you laid out, as an investor I recommend that you know your numbers, cold. 

• Raising Capital • Legal Structure • Insurance• Title• Direct Mailing• Cold Calling• Finding Brokers• Business Accounts

Is there a best practice to cold calling?

It does get quite cold here during the winter, so I'd like to also keep this efficient for the tenants if it wouldn't have a huge up front cost.

Direct Marketing, Cold Calling How did you finance this deal?

Could be a scam but I doubt it, probably just a very low quality list, or a list that they sent to a company that does cold calls and these were the rejects.

Before that I cold called/text FSBO on Zillow.