How to submit low ball offers without being an AH?
I'm working on finding some vacant commercial land for a flex space warehouse development. I'm looking for 4-10 acres within about 30-40 miles away from my major city. Kind of the edge of the rural area. (The nice things about flex space is I don't really need road frontage. I could use weird lot shapes or flag lots as long as I have the zoning.)

Asking prices have doubled in these areas in the last 1-2 years. A few properties have closed at those prices in the last year, but less and less lately. What is the best way to make an offer that is 30-50% of asking without being a total AH about it? 

Should I be saying something like, "This land may make sense for our project at 100k an acre. Let me know if that ever makes sense to the owner."

Or should I just spray and pray and have the brokers ignore my email and not get back to me with a counter offer? :D
[{"id": "j0ba0bm", "text": "Be patient is the best way. It\u2019s probably premature to expect that kind off discount.", "replies": [], "depth": 1}, {"id": "j0bdxin", "text": "If there is any competition in the market, a low ball offer will get no attention. \n\nThe best thing you can do is offer better terms- quick closing, release of deposit monies, etc. You need to stand out from the crowd otherwise you're just another vulture buyer throwing darts.", "replies": [{"id": "j0c9l0r", "text": "Yep - if you\u2019re going to lowball, then you need to sell the whole package. Give them a reason why you\u2019re valuing it at X. Present professionally and respectfully, and you\u2019ll be fine.", "replies": [], "depth": 2}], "depth": 1}, {"id": "j0bqs9q", "text": "Hire a professional ass hole to do this work for you.", "replies": [{"id": "j0cfun3", "text": "This. You need a broker to be the bad guy.", "replies": [], "depth": 2}], "depth": 1}, {"id": "j0cirou", "text": "If the deals are closing at market, stop being a cheapskate and lowballing. If the deals are sitting for years and not closing at market, hire a broker to be a cheapskate and submit lowballs", "replies": [], "depth": 1}, {"id": "j0cv33f", "text": "As a professional asshole, I never stopped submitting lowball offers. Even during the peak of the market.", "replies": [{"id": "j0cygqy", "text": "How often does it work out for you? Do you submit them yourself or do you have a broker to submit on your behalf?", "replies": [{"id": "j0cz1eu", "text": "I either submit them myself or though a broker friend, both ways.\n\nSometimes I go months without any action, sometimes 3-5 people will engage me to discuss. Varies.", "replies": [{"id": "j0cz5lj", "text": "Nice. Are you licensed yourself? And are you doing this with only commercial RE or also residential?", "replies": [{"id": "j0czfxb", "text": "I am, that's one of the reasons I can dig up the number of deals that I do.\n\nCommercial only. Retail, industrial, office, multifam. No single family.", "replies": [{"id": "j0d0jck", "text": "I see. Where do you find your deals?", "replies": [{"id": "j0dar47", "text": "He not spilling the sauce\ud83d\ude02", "replies": [], "depth": 7}], "depth": 6}], "depth": 5}], "depth": 4}], "depth": 3}], "depth": 2}, {"id": "j0f2m8p", "text": "How much % off do you lowball?", "replies": [{"id": "j182onv", "text": "This is not a good question. You should present your offer with a reason why it's worth X. Don't just submit and pray. Submit and Present. Source: professional a hole.", "replies": [], "depth": 3}], "depth": 2}], "depth": 1}]