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.

.- I would have a full-time VA, and Acquisitions manager focused solely on list-building, cold calling, and MLS research to find the next investments.- I would have a dedicated agent who handled all offers, listings, leadings etc..- I would have a full-time VA, and field manager to assist with all project management - so that I could technically not need to Manage flips or renovations if I didn't want to.- I would personally manage the business operations, and oversee Project Management for all flips and renovations.- I would have strong relationships with 2-3 sub contractors in each trade in my market who I serve well, and who are excited to work with me.- I would have a rental portfolio that never dropped below 25 doors or $65k of net cashflow yearly- I would flip a minimum of 15 properties per year- I would consistently earn more a gross income over $250k per year from all real estate investments active & passive.If you are actually asking what would I do differently if investing were easy..

I'm sure BiggerPockets has some resources for a Cold Call script.

Before we signed the contract though I got cold feet because the real estate market started to turn lower.