All scripts · General opening · Objections
The script
Opening: “Hi, is this [name]? I'm Adam with [company]. I'm calling about the property on [street]. Is this a bad time?”
Permission: “I work with buyers in that area. Would you consider an offer for the property, or is it one you plan to keep?”
Occupancy: “How is the property being used right now? I want to make sure I am asking the right questions.”
Condition: “What should I know about its condition? When was the last time someone could see the inside?”
Reason and timing: “If selling did make sense, what would need to happen first? Is there a date or person you need to coordinate with?”
Price and close: “Do you have a number in mind? If you would like, I'll check the details and call [agreed day] with what I can support.”
Why the lines work together
The first line follows the same plain opening as the main script: your name, your company and the exact property. It gives the owner a chance to end or reschedule before you ask about their plans. Do not say you know they live elsewhere, even if a record suggests that. The record may be old, incomplete or tied to a mailing arrangement. Treat it as a lead to verify, not a personal fact to announce.
The permission line offers a simple choice. Some owners intend to keep the house indefinitely. Others might consider a sale but have not decided. A “maybe” calls for patient discovery, not a price demand. If they say the property is not for sale, see the house is not for sale and honor a clear refusal. If they ask who you are, answer directly. If they ask how you got the number, use the actual source; the number source response cannot replace a truthful explanation.
Occupancy comes before repair talk because you should know whether a tenant, family member or caretaker is involved. An occupied house needs a different access conversation from a vacant one. Do not ask for a tenant's personal details or assume that an occupied property is a problem. If the owner raises tenant concerns, read there's a tenant in it. An owner may want an offer that respects the tenancy. Local rules and lease terms can matter, so leave legal interpretation to a local attorney.
The condition question names the limit of a phone call. An owner who lives away may have good records, or they may not know the current interior. Note what is direct knowledge and what is an estimate. If repairs affect the number, use the repair cost calculator as a checklist and arrange appropriate access before you commit to a figure. Photos can help, but they do not show every system or hidden issue.
Reason and timing come next. An owner may be simplifying their holdings, resolving maintenance, considering another investment or handling a family decision. Do not label them “motivated” because of their mailing address. Ask what has to happen before a decision. A buyer needs to know whether access, documents or another decision-maker is involved. Write that down without turning it into pressure.
When the owner pushes back
“I want to list it with an agent” may be the sensible path for a house in good condition. Let them weigh that choice. “That is too low” is a cue to revisit your assumptions, not defend a formula. “I need to talk to my family” means the next step may involve more people and time. Ask whether they want a summary of what you discussed, then wait for the agreed contact date.
If they ask for your offer before you understand access and condition, tell them which facts you need. Work through comparable sales with the ARV calculator and the maximum offer with the MAO calculator. Share the assumptions with the seller in plain terms. A remote owner should not have to guess why your number is different from an online estimate.
After the call
Record the owner's preferred contact method, occupancy, current property knowledge, any access limits, price expectation and the specific follow-up. Avoid writing “absentee owner” as if it answers the important questions. OfferDesk keeps the call notes and next task on the contact so another person can continue without restarting the interview. The desk setup guide shows how to assign that next action.
Use a text only when the contact basis allows it and the owner agreed to that channel. The message identifies you, names the property and recalls the promise. If they ask to stop, suppress the number across the team. The text scripts explain that rule in more detail.
Follow-up text: “Hi [name], Adam with [company]. Thanks for speaking about [street]. I'll check [specific item] and call [agreed day]. Reply STOP to opt out.”
If the owner tells you the property is rented and they are weighing the workload, the landlord script has better questions. If no one picks up, use the voicemail script instead of inventing a conversation. Each version keeps the same rule: be clear about why you reached out and do what you said you would do.