@Ty Flip Man Appreciate you answering, Ty. For me it was I stopped chasing sellers. I don't cold call — I send my letters out and let the sellers who are actually ready call me. Once I stopped running after people and let the business come to me, everything got calmer and the calls I do get are real conversations.

@Audrey Pray Thank you I like this a lot.

@Ty Flip Man "My max offer — the real number I can actually pay. Before I call back I run my own comps first: recent sales near the house, same side of the main roads, similar size, then I work backward from that value — repairs, my costs — until I land on the highest number the math allows. That way when I call back, I'm not guessing or haggling, I'm showing them a number I can actually close at. And if they can't meet it, I thank them, leave the door open, and check back in a few weeks like you said."

Mine would be: learn how to run comps and do the math yourself instead of relying on people you hire — because sometimes the people you hire aren't honest. When you know the numbers yourself, nobody can dress up a bad deal and sell it to you as a good one.

@Ty Flip Man Location first — same side of the main road. A house can be the same size but across a freeway or a bayou it's a different market. Once the comps are in the right area, then I match the size, beds and baths, and how recent the sale was.

@Ty Flip Man So far just the first touch — I have about 46 letters out to code violation owners, and I'm still working through the rest of my list in batches. Nothing back yet, no calls so far. A postcard for the second touch is exactly what I was thinking — those will go out about a month after the first letters.