Off Market Property Owner Script

[Rich Hupper]

Hi BP 

Despite all the years of cold calling I have done, I am starting to wonder if I have lost my edge. The past year none of my deals have come via cold calls. They were mail or referrals. 

I recently lost a deal to another investor despite being in touch with the decision maker and having a tentative date set to tour the property.

My approach this past year has been very direct to the point. When the decision maker answers I say: " Hi my name is Rich Hupper, I would like to buy the house located at....."  This does not seem to be working. 

Does anyone have an off market property owner rapport building script I could use?