I have started cold calling absentee owners of buildings that have 2 units and up.  I'll pick a neighborhood or zip code, pull the tax records of all the non owner occupied multi-families, look up phone numbers for everyone and then start calling. 

My script

Me: Hello, my name is Brian. I was calling about your building at "123 Main st.".

Owner: Yes, what about it?

Me: I live in the neighborhood, I own some rental property as well.  I just recently sold a building in (other neighborhood) and was looking for something to buy a little closer to home.  I thought I'd give you a call to see if you had any interest in selling it. 

I've made a almost 900 phone calls.  Of those phone calls, the vast majority don't answer. Ill leave a message and move on to the next one. I've gotten 26 appointments, 3 under contract and of those 3 I've closed on 2. 

I'm looking for some input and ways to improve. Ask me questions and critique