Enter what I call "The Reversal Theory" put simply, it's the belief that with a simple mental shift you can overcome- or at least better handle- the anxiety that comes along with speaking to sellers (this could be applied to buyers and lenders but I want to focus on sellers now). 

Mail merges are very simple.

Those are just a few tips but a simple google search or youtube search might help provide more detail. 

Simple and straightforward.

I'm also looking at building Accessory Dwelling Units, but am thinking of starting with mere garage conversions...this approach seems to be more cheap and simple.

@Eli Alfaro The amount of profit you can make is a simple equation.

To be more helpful, here is a simple breakdown of my financial state: -Attending college for PTA degree, no school loans or debt-Working two part-time jobs, wife works as family nanny-A sizable amount in savings (I'd rather not state the exact amount in a public forum)My current thought is to do capitol investments with maybe a local fix-and-flip investor.

Is it as simple as (5.25 - mortgage interest deduction) or is more complicated and involving an IRR calculation over the amortization period or even over the hold period?   

Great; they only charge you $99mo. flat BUT they charge extra for everything else.The % based model was born out of keeping it simple.

We found that we get a lot more deals under contract after about the 5th mailing.I also like to keep the message very simple, but relevant to my list, on the first mailing.