Cold Call Script for Prospecting Off Market Storage & Industrial

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Cold Call Script for Prospecting Off Market Storage & Industrial

AP Horvath
Developer · Austin, TX · Member since 2020 · 82 posts · 61 votes

We're looking for offmarket storage & industrial deals and have developed a database of owners and properties, whom we will be calling and visiting. 

For those of you doing the same, what is your typical script and storybeats? Any advice on what works and what doesn't? 




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Ronald RohdePro Member
Attorney · Dallas, TX · Member since 2016 · 5k+ posts · 2k+ votes
5y

Are you preparing an actual offer before the call?

I have found success by stating that the market may be much higher than they expect, would they be open to selling if the price was high enough.

Ask some basic questions that you don't know like occupancy, renewal expectations, any headaches, lender, etc.

Get an email to follow up and thats it.

I don't know that visiting in person always works, my sellers are pretty grumpy people...

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  • Luke Grogan
    Investor · Cocoa Beach, FL · Member since 2015 · 132 posts · 59 votes
    5y

    @AP Horvath

    Nothing “works” better than anything else. You can try to make friends, you can get straight to the point, or you could just make offers.

    I haven’t landed a deal yet, but have had good conversations, had people blow me off, some say they won’t sell, only to see the property listed with a broker in less than six weeks after the call, and some will give you good info.

    I typically try to be honest and then make friends. I find that people would rather just hear how much I’d pay so they can say no faster. Haha.

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  • Ronald RohdePro Member
    Attorney · Dallas, TX · Member since 2016 · 5k+ posts · 2k+ votes
    5y

    Are you preparing an actual offer before the call?

    I have found success by stating that the market may be much higher than they expect, would they be open to selling if the price was high enough.

    Ask some basic questions that you don't know like occupancy, renewal expectations, any headaches, lender, etc.

    Get an email to follow up and thats it.

    I don't know that visiting in person always works, my sellers are pretty grumpy people...

    1Reply
  • AP Horvath
    OP
    Developer · Austin, TX · Member since 2020 · 82 posts · 61 votes
    5y

    Thanks @Ronald Rohde -- that's helpful. 

    At this point in time, I am *NOT* preparing an offer before purchase --- something you recommend? 

    What sort of properties are you looking to acquire? 

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  • Ronald RohdePro Member
    Attorney · Dallas, TX · Member since 2016 · 5k+ posts · 2k+ votes
    5y
    Originally posted by @AP Horvath:

    Thanks @Ronald Rohde -- that's helpful. 

    At this point in time, I am *NOT* preparing an offer before purchase --- something you recommend? 

    What sort of properties are you looking to acquire? 

     Thats okay, sometimes you just want to start the conversation before doing too much. It just depends on the situation.

    I buy industrial/warehouse 30-100k sq ft, mostly occupied, single or multi, newer than 80s, at least 3+ years left on leases.

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  • AP Horvath
    OP
    Developer · Austin, TX · Member since 2020 · 82 posts · 61 votes
    5y

    @Ronald Rohde

    Very cool. What's your strategy for adding value on those projects? 

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  • Ronald RohdePro Member
    Attorney · Dallas, TX · Member since 2016 · 5k+ posts · 2k+ votes
    5y
    Originally posted by @AP Horvath:

    @Ronald Rohde

    Very cool. What's your strategy for adding value on those projects? 

     I don't, these are coupon clipping deals. Long term rent appreciation.

    1Reply
  • Andy Davies
    Flipper/Rehabber · Houston, TX · Member since 2015 · 27 posts · 12 votes
    5y
    Here is my quick and ez script

    "Hi, I am calling about your ad/sign/property/etc.  <Pause> 
    I am an investor.  <Long Pause>
    Has it become a headache?"

    Been using it for years. Response;
    1) Yes ! (motivate seller)
    2) No  (are you a cash buyer?)
    3) hang up (keep dialing for $, its a numbers game :)   



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