@Marcello SaldanaYou're likely going to need more than $15K to buy a property whether you go conventional or use hard money ($15k may be sufficient if you buy owner-financed or sub2).  

Commercial real estate is highly specialized.My focus is triple net and apartment buildings.I am my own company and the principal broker and owner.If you are cold calling 2 to 3 hours a day you are either calling the wrong people,handling the call wrong with tone and duration and what you say,or you are doing both.Tell me about the one deal you closed.Size,purchase price,how you handled it,etc.

Also, you're probably going to need some extra cash now for rehab, look into a 203k rehab loan.

But in the end I'm still going to need to investigate both sides of the building.

Understand the exit (lending) and you can determine how much cash you're going to need to park into a single deal. 

So, I can understand exceeding the 5% range but $1800 is 20% which for an average tenant could destabilize them or cause them to need to move.

The tone of that E-mail as a first contact with that amount of time passing?

My first time so, I'm making sure its not too good to be true by checking with seasoned veterans.I've yet to see the property but from the pictures it looks like its going to need some work.

One example that I use is to match their breathing and their speaking tone to build faster rapport. 

I'm using NPV with a WaaC based on the financing ratio on the property (so I'll always have some cash down in this model).I've been using a general approach that evaluates the NPV and IRR over a 15 year time horizon, but also includes a requirement that the deal be reasonably profitable in a 5 year time horizon (giving me more exit options).For the deal we couldn't strike, the floor had to be replaced and the roof was going to need to be replaced by year 5.