Deal signed !! Partners with my boy :)

It's been awhile since I posted my deals but this one is special because my son Justin partnered with me !!! This is how exactly how it went !!
1- placed bandit signs out at strategic locations ... Such as the entrance and exit of Walmart !! Yellow with big black sharpie , 18* 24 size sign that says....I BUY HOUSES ANY COND. ###_###_###
Wait for calls .... MANY MANY calls come in.... Document ALL callers and ALL info on lead sheets. Ask
1. Their name 2. Ask where they found your # so you can track your marketing to see what area signs r working the best 3. The property address 4) how many bedrooms/ baths and approx sq footage... Note : you will need this to do your comps to find out the ARV
5) size lot, garage? Basement? One/ 2 story ?
6) general cond and if and what repairs needed
7) WHY r u selling ?
what is your asking price ?
I then asked them for an estimated repair cost if any in THEIR opinion.
As for the WHY R U SELLING I LISTENED to THEIR motivated need and DOCUMENTED in my notes EVERY thing they said. Sometimes I even use my iPhone voice note to record so I don't get writers cramp . Their why is so important because there may be MULTIPLE ways you can help these motivated sellers to make it a win / win.
In this particular deal the owners son called me for his 86 yr old mother to say she wants OUT of this property. The property is 3 mobile homes on a 4.25 acre lot !! The tenants had problems with water line and owner got estimates to high to validate keeping and investing further due to her age. Ok so after all my questions I realize I had drove by and inquired about this property 2 yrs ago because it had 2 vacant and one rented so I stopped to ask the tenant about it. I kept all info from 2 yrs ago !!!
While on the call with the son I immediately made a verbal offer of 10 k )
He responded with heck no .... A realtor looked at it and estimated value of 26-30 k !!
I responded with if you need to get full market value then listing with a realtor would be your best avenue but it may take 6-8 mnths to sell !!
Well we then visited the property to find other repairs not known to owner and ended up signing purchase agreement for 13 k !!!!!
AWESOME DEAL !!!!
Visualize adding a little value to all 3 properties and separating the lots to sell EACH property for 5 k down , 500-600 per Mnth for 40 k each on a rent to own with 8% interest EACH !!!!!
Justin and I are tweaking our monopoly game experience !!!
LUV being the banker )
Lessons- negotiation is KEY
due diligence is KEY
Knowing or using a free contractor estimate is KEY
overcoming your fear of making the low offer is KEY
If you haven't learned your WHY for learning and investing in real estate ? Do this exercise www.deangraziosi.com/why