NO damn it, you made the deal because you (luckily) reached a motivated seller.The method how you reach them does not matter  in the sense you are applying this.Yes if the government sends bills using a yellow card and people in your town are used to yellow cards means you got a bill, of course do not send out yellow cards as your DMM piece.But apart from that obviousness, it is not the "text" or the "voice" that inherently works better.It all comes down to yhe list. to whom you are sending your message to.Everyone keeps thinking that there is a magic delivery method that gets you better results.People think!!!

You came to the right place to learn more about real estate and connect with other motivated investors.

I am very careful about what fees I take on as I'd rather work efficiently and pass the savings onto my clients. 

We live in an age of "shortcuts" and mistake it for efficiency. 

I usually work through a similar approach as Mat, but I like to know your WHY and your motivation to invest, especially here in Nashville.  

Once you know what a good deal looks like you need to market directly to motivated sellers.

I’ve tried with numerous other owners and have found it very hard to find “motivated” sellers off-market in this arena.

Do your own research on what it would cost to efficiently operate the building.

If you're concerned about efficiency, consider storm windows, either interior or exterior.How is heat and HW currently handled?

You may want to even push that to 20% since this is a low-value property, there may be additional costs due to the 18 acres, and with separate buildings, you won't see as many efficiencies of scale.Management will likely be 10-12%.If the water/sewer is town, do the tenants pay that individually?