I think some of the newer construction is sitting well above current market value and could be in jeopardy if the market adjusts or the economy continues to fluctuate with inflation.Depending on where you live and what your comfort level is there are several other states that can offer a better cash flow for a similar price range.  

Or test a much shorter pitch, "hey, would you consider an offer to buy your property at 123 main st?".

If you partner with a builder he will have the resources to source out best pricing and if you in a jamb and short on something he should have a source somewhere.

Hello for BRRRR or Fix & Flip loans, I do offer up to 90% on the purchase and up to 100% of the rehab costs for investors with limited to no experience.

I have experienced cash flow anywhere from 10-18% with so much more to offer.

Offer them solutions not just a deal.  

Your household names: Ernst and Young, Deloitte, KPMG, etc all offer audit services, as do your regionals like Grant Thornton.A full audit will typically consist of spot checking everything from invoices/receipts tying out to specific checks paid by accounts payable, and down to leases being input into the system, and tying rent payments to cleared checks.  

Louis properties with boarded-up windows and listings asking for cash offers with no contingencies.

If this is being offered by your CU/Bank, this seems very good.

Using leverage is such a powerful tool to scale your portfolio beyond what other investment options offer.