Marketing apartment owners for seller financing

[John Kesner]

Hello,

I'm putting together a direct mail marketing campaign to hit apartment owners that have very high equity. 

What message do you think would be most effective to get the conversation started?

Straight forward message along these lines - "Considering selling your multifamily property but worried about your tax liability and losing your cashflow?"

or

Not so forth coming on the owner finance angle - "Investor looking to purchase your multifamily property, no commissions, no hassles, no repairs, as-is condition" 

Anyone have any real world experience on these or any other approaches that work?

Thanks for your help!