Critique my script to sellers

18 Replies

Initially we will talk about the property/their situation then I will say the below. I don't want to waste my time with sellers who do not agree with my process. Tell me what you think.

My husband and I purchase homes all over Missouri. Some of the homes we turn into rentals, some we rehab and resale, and others we pass along to business partners. I will need about 30-60 days max to due my due diligence on the property, but it usually takes two weeks to close. This also means I’ll need access to the property. Normally we put a lock box on the door. Will that be ok?

Lets set up a time to meet so I can see the property.

Hi @Alexxa C. it sounds good, my only concern would be your due diligence statement, most of the people you will be dealing with want a fast close.   Saying it may take 30-60 days to get their money might put a few people off toward going with you.  Most people you are targeting will be getting multiple mailers and calls and those people will be closing the deal as fast as they can.  You might just say "I will need some time to due my due diligence".  

Just my 2 cents.

Originally posted by @Matt Inman :

Hi @Alexxa C. it sounds good, my only concern would be your due diligence statement, most of the people you will be dealing with want a fast close.   Saying it may take 30-60 days to get their money might put a few people off toward going with you.  Most people you are targeting will be getting multiple mailers and calls and those people will be closing the deal as fast as they can.  You might just say "I will need some time to due my due diligence".  

Just my 2 cents.

Yes I am concerned about that 30-60 day part. Thank you. If I don't say that over the phone how do I overcome it on the purchase contract? I'm thinking the seller will see the close date and say "Hold up thats 60 days!!! You told me a few days." What would you say in that situation?

Originally posted by @Alexxa C. :

My husband and I purchase homes all over Missouri.

In my experience, sellers don't care about this, and some will view it as bragging.

Some of the homes we turn into rentals, some we rehab and resale, and others we pass along to business partners.

Again, sellers don't care what you're planning on doing with the property.

 I will need about 30-60 days max to due my due diligence on the property, but it usually takes two weeks to close. This also means I’ll need access to the property. Normally we put a lock box on the door. Will that be ok?

I take it you're going to use this 'due diligence' period to wholesale the contract, right? Why don't you just tell the seller that you're going to offer the contract to other investors instead? Most will be fine with that. All they want is for someone to buy it.

I think it seems too focused on what you do and not on meeting their needs.  

@alexxa c.

*if it is true* when the seller brought it up I would say something along the lines of:

"We're going to strive to close in 30 days, even sooner if possible, but certain things can come up that can extend the process."

Then outline 1 or 2 things that can cause delays. Then revisit what you're helping them with. Say something like:

"I know you need to get to the new job and you can't carry both mortgages. I'm going to do everything in my power to get this wrapped up for you."

If you've done a good job qualifying the lead you will be able to revisit their pain point and reassure them that everything will be OK. 

I hope it goes without saying that if the above is not true DON'T SAY IT. Treat everyone you deal with with respect and honesty and those actions will be rewarded with trust and business. 

Is any of that true?  Any at all?

Do you purchase homes all over Missouri?  How many have you purchased, in how many different places?

Do you turn some into rentals?  How many rentals do you own?  Do you rehab some and sell them?  How many have you flipped in this manner?  Or is, "passing along" all that you actually do?

And these people you, "pass along" properties to, they are "business partners", you say?  What is the file name of the registered business partnership with the state of Missouri?  Or are they not "business partners", but rather people you hope will be your customers in a contract assignment deal?

What sort of "due diligence" are you doing that takes 60 DAYS?  Examining every square millimeter of the place with an electron microscope?  Or is "due diligence" not something you are doing at all, and you want the 60 days to try to scare up a buyer?

How many times could you possibly need access to the property in order to conduct due diligence?  Inspections usually require access once, maybe twice if an air quality test is being done.  Are you sure that you don't need the lock-box because you are going to be parading prospective buyers through the house?

My critique of your script is it appears to be one large pile of completely dishonest BS.  If you attempted this script with me, I would make encouraging noises, get all of your detailed contact information, and have my lawyer report you to the state.

Hi Alexxa, Is this a phone script or door knocking script? If it is a phone script, personally I would say less is more and the goal should be to get appointments. A lot of times sellers will say one thing over the phone and then in person be more open. Just last night I met with someone who said they weren't interested in seller financing and now they are excited to do it! That being said, I think if you would rather take the low hanging fruit and just speak to people who want to sell regardless, script is good! I think it's just a matter of numbers. -John
Originally posted by @Richard C. :

Is any of that true?  Any at all?

Do you purchase homes all over Missouri?  How many have you purchased, in how many different places?

Do you turn some into rentals?  How many rentals do you own?  Do you rehab some and sell them?  How many have you flipped in this manner?  Or is, "passing along" all that you actually do?

And these people you, "pass along" properties to, they are "business partners", you say?  What is the file name of the registered business partnership with the state of Missouri?  Or are they not "business partners", but rather people you hope will be your customers in a contract assignment deal?

What sort of "due diligence" are you doing that takes 60 DAYS?  Examining every square millimeter of the place with an electron microscope?  Or is "due diligence" not something you are doing at all, and you want the 60 days to try to scare up a buyer?

How many times could you possibly need access to the property in order to conduct due diligence?  Inspections usually require access once, maybe twice if an air quality test is being done.  Are you sure that you don't need the lock-box because you are going to be parading prospective buyers through the house?

My critique of your script is it appears to be one large pile of completely dishonest BS.  If you attempted this script with me, I would make encouraging noises, get all of your detailed contact information, and have my lawyer report you to the state.

You are way out of line and obviously there is something going on in your life that makes you behave this way. FYI yes we've purchased properties but we are tired of being landlords and the headache that comes with it. Wholesaling is a new venture and seems easier. Of course you know why I want to put a lock box on the property. NOTHING in my script is BS or illegal. Your comments are way off base and I don't have time to debate with you. End of story. 

The thing I would note is that your script should convey how this is an advantage to them (which is what any potential seller will be interested in) and not so much the process. Yes, the process needs to be stated, but I would try to couch it using language that highlights the benefits.

Originally posted by @Jesse T.:

I think it seems too focused on what you do and not on meeting their needs.  

Missed the reference to this being a follow-up. I would still focus on what you can do for them vs. what you do.

If you want to connect distressed buyers and investor buyers, why not get a license?

If you want a bigger share than the typical commission, why not buy them yourself and sell to investors.

Originally posted by @Alexxa C. :

You are way out of line and obviously there is something going on in your life that makes you behave this way. FYI yes we've purchased properties but we are tired of being landlords and the headache that comes with it. Wholesaling is a new venture and seems easier. Of course you know why I want to put a lock box on the property. NOTHING in my script is BS or illegal. Your comments are way off base and I don't have time to debate with you. End of story. 

 So in other words,  "of course you know why I want to put a lock box on the property" confirms everything in my post.

You're lying to the seller, and asking for help on how to do so effectively.  You have no intention of actually buying ("we are tired of being landlords and the headache that comes with it") so you are going to be a "wholesaler."

It is entirely possible nothing in your script is illegal.  Depends on how Missouri feels about brokering without a license.  But it is complete BS.

Why not simply be truthful?  Most people don't care who is buying their house or why.  They just want their price.

Just get a license.  It isn't that hard.  A $400 class and an exam with a 90% pass rate.

I don't like it and think it sounds like bull-oney. Tell sellers what you WILL do, and then do it.

John Thedford, Real Estate Agent in FL (#BK3098153)

I was listening to Sharon's podcast today for the 5th time. This sounds along the same lines what she was saying. Maybe reach out to her. 2 things I recommend. 1- you are a problem solver. Not an investor. 2- never lie or even exaggerate the truth, Good luck!!!

Originally posted by @Matthew A Rodriguez :

I was listening to Sharon's podcast today for the 5th time. This sounds along the same lines what she was saying. Maybe reach out to her. 2 things I recommend. 1- you are a problem solver. Not an investor. 2- never lie or even exaggerate the truth, Good luck!!!

 Which podcast number is this? And does it have to do with wholesaling? 

It is number 12. Yeah it is everything about wholesaling. I recommend every episode of the podcast. 

Originally posted by @Richard C. :
Originally posted by @Alexxa C.:

You are way out of line and obviously there is something going on in your life that makes you behave this way. FYI yes we've purchased properties but we are tired of being landlords and the headache that comes with it. Wholesaling is a new venture and seems easier. Of course you know why I want to put a lock box on the property. NOTHING in my script is BS or illegal. Your comments are way off base and I don't have time to debate with you. End of story. 

 So in other words,  "of course you know why I want to put a lock box on the property" confirms everything in my post.

You're lying to the seller, and asking for help on how to do so effectively.  You have no intention of actually buying ("we are tired of being landlords and the headache that comes with it") so you are going to be a "wholesaler."

It is entirely possible nothing in your script is illegal.  Depends on how Missouri feels about brokering without a license.  But it is complete BS.

Why not simply be truthful?  Most people don't care who is buying their house or why.  They just want their price.

@Richard C

What script recommendations do you have if the OP script is terrible?