What's your cold calling script? I'm think mine, and my delivery, is too weak.
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[{"id": "h9kla7w", "text": "I dont own any commercial\n\n&amp;#x200B;\n\nbut I get so annoy when I get cold calls like these asking to buy my residentials\n\n&amp;#x200B;\n\nalways offering below market and always wanting to know \"incentive to sell\" like Im about to die and need someone to take it off my hands", "replies": [{"id": "h9kzyee", "text": "I get your point about it being annoying, but I think people often assume everyone feels the same way they do.\n\nYou and 80 other people the cold caller speaks to will get annoyed.  The cold caller's goal is to find the 20 people who aren't put off by the call and then within that the 1-10 that might be interested in selling.\n\nPeople don't spend their time doing something as miserable as cold calling for no reason.  The reason cold calling is still a thing is because it still works.", "replies": [], "depth": 2}], "depth": 1}, {"id": "h9kltm8", "text": "I hate beating around the bush - learn to be honest and ask for what you want. If you don't ask - you will never be handed it.\n\n\"Good afternoon X, Y here from \\_\\_\\_\\_\\_ brokerage calling concerning your property at \\_\\_\\_\\_\\_\\_\\_\\_.\n\nWe have been doing some deals in the area &amp; noticed you might have some vacancy?\n\nYes? Perfect, we'd love to come take a look at it some day soon and see if we might be able to help you get that property leased up for you. We do a lot of work in \\_\\_\\_\\_\\_\\_ and have a proven record of successfully closed deals.\"\n\nIf they agree, go and see the property, look great and act knowledgable. \n\nIf they disagree, say \"No worries, happy to make the acquaintance!\"\n\nMost owners are not savvy enough to get their properties lease so I find calling in 3-4 weeks if the property is still vacant does the trick.", "replies": [{"id": "h9kxu5r", "text": "How would you approach asking to buy their business, not about leasing up for them?  \n\n\nI feel like it would be terribly easy in this market as a seller's agent: \"Hey OtterOracle, I'm Fenwalt calling from M&amp;M. We are seeing the hottest market EVER for your asset, I think I could get you a boatload of cash if you decided to sell with us.\"\n\n&amp;#x200B;\n\nAs a buyer, are you saying the same thing? \"Hey OtterOracle, I own XXXX (out of town same asset class). I want to buy your business for a lot of money...\"?", "replies": [{"id": "h9lb27s", "text": "Most people aren't ready to sell their business and when they are they usually want more than market worth.", "replies": [], "depth": 3}, {"id": "h9lbdr0", "text": "The guy literally just told you what to do. \n\nAnd when you meet in person, feel them out. How long have you owned it? Maybe it\u2019s time to 1031 into something with less responsibility and headache? My team can sell your downleg and market it as a great value-add for hands-on investors, and we can find a more stable, less headache property for you. \n\nYou gotta feel them out and figure out what THEIR needs are. \n\nYour last message just reeks of desperation. Who are you? Owner doesn\u2019t know you. You are literally a voice on the phone. They don\u2019t know if you\u2019ve done any transactions, how well you perform. They have dozens of brokers that can list their building. \n\nYou need to provide **value** before you make any money in this business. A decent broker MIGHT skate by as a pure salesman. The successful ones bring value and create value. \n\nYou can\u2019t just skip the wine and dine and jump into bed with someone you\u2019re cold calling.", "replies": [{"id": "h9mgxnf", "text": "I\u2019m not a broker. I\u2019m buying off market real estate. That\u2019s why what he said isn\u2019t 100% relevant \ud83e\udd37\ud83c\udffc", "replies": [{"id": "h9mi3wj", "text": "So you\u2019re running acquisitions for probably a private equity group looking to scoop up good cheap deals off market. \n\nPoint still stands. \n\nI do exactly that. \n\nGood luck to you \ud83e\udd37. Seems like you\u2019re trying to skip a few steps.", "replies": [{"id": "h9mkhy0", "text": "I don\u2019t understand why you\u2019re being so hostile. I\u2019m not trying to skip steps. What I\u2019ve asked for is help with the cold call script. And when I say script, what I mean is the general flow.\n\n\nI understand it\u2019s important to build rapport, and I think that\u2019s great advice. Getting to the rapport building is often tough though - you\u2019re a stranger on the phone, as you said. How do you get to the rapport building is the question. Im not a broker who\u2019s offering to lease up their deal.\n\nSo the question then can be: how do you get to the rapport building as a buyer (not agent) without mentioning you want to buy? I love talking with potential sellers, and I do have long conversations. But I have less than I\u2019d like to, and realize I need to, because I always start out with the pitch to buy.", "replies": [{"id": "h9ne3hs", "text": "You\u2019re kinda missing the big picture here. No owner cares if some kid cold calls them and tells them they could get a boatload of money for their business, it would require trusting a complete stranger with their (usually) most valuable asset. Your company and past experience should be the foundation which you make your case. I\u2019ll also add until you start pumping out sales and show people you actually can sell investment businesses - the niche you\u2019re in is extremely tough to start out in unless you have institutional connections or institutional money to spend. You simply aren\u2019t competitive on the scale you\u2019re looking at. Start small and build up if you can.\n\nMy first building sales went like this\n#1 - $350,000\n#2 - $570,000\n#3 - $995,000\n#4 - $1,360,000", "replies": [{"id": "h9oa9wb", "text": "I am so confused by the assumptions you\u2019re making. I\u2019m a buyer and I have enough money to purchase what I\u2019m after.", "replies": [{"id": "h9odvkx", "text": "Ah if you\u2019re not on the listing side then literally all you have to do is call and say\n\u201cHi X I have money, I will pay above market value &amp; won\u2019t ask for commission.\u201d \nThat\u2019s literally it.", "replies": [], "depth": 9}], "depth": 8}], "depth": 7}], "depth": 6}], "depth": 5}], "depth": 4}], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "h9kwk04", "text": "Is your goal getting listings, finding off-market deals, do you have a buyer/tenant? Conversation is usually different depending on objective.", "replies": [{"id": "h9kx8zj", "text": "Goal is finding off-market deals for CRE. I own a large self-storage facility that I purchased via a brokerage and I'm trying to buy more within an hour from me.", "replies": [{"id": "h9mf6qz", "text": "Gotcha, I didn\u2019t see this until late, but if you want to DM me I\u2019d be more than happy to try to elaborate on some strategies I\u2019ve learned and that have worked for me.\n\nalso forgot to ask, but are you licensed and is your sole goal to purchase for yourself, or is it; Find deal-&gt;evaluate-&gt;Buy or if not-&gt;sell for fee?", "replies": [], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "h9lvtag", "text": "Hang up rate is 99.5%  lucky to find a client to chat after 200 cold calls.", "replies": [], "depth": 1}]