Phone call with seller

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Don't use a script. There isn't an adult alive in America that hasn't been hammered with script after script...so we've gotten good at hearing the patterns. Write a small bullet list of what you need to discuss and the questions you need to be answered and let the conversation flow naturally from topic to topic.

Don't forget that a not so small part of real estate is being a professional therapist. There are a lot of people that, once they start talking, will end up telling you their whole life history with the property you're interested in. You don't need to listen for 5+ hours of grandma's tales, but you will need to learn how to be a good listener.