Real Estate Investor Cold Calling Script
The exact script for calling real estate investors that converts 10% of conversations to deals. Includes discovery questions, objection handlers, and pro tips for building your investor network.
1The Opener
Hi, is this {{investor_name}}?
{{investor_name}}, my name is {{your_name}} with {{your_company}}. I specialize in working with real estate investors in the {{market_area}} area.
I'm reaching out because I've got some {{deal_type}} properties that aren't on the MLS yet, and I wanted to see if you might be interested. Do you have a quick minute?2Discovery & Pitch
Great. So let me start by asking a few questions to make sure I'm not wasting your time.
What types of properties are you typically looking for? Single-family, multi-family, commercial?
[LISTEN - Take detailed notes]
And what's your investment strategy—are you looking to flip, buy and hold for rentals, or something else?
[LISTEN]
Got it. What's your target price range and what neighborhoods are you focused on?
[LISTEN]
And when you find the right deal, how quickly can you typically move? Are you financing or paying cash?
[LISTEN]
Perfect. So based on what you've told me, I think I can help. Here's what I'm seeing right now: {{current_market_opportunity}}.
I actually have {{number}} properties right now that might fit your criteria. One in particular is a {{property_description}} in {{neighborhood}}. The numbers look like this: {{quick_deal_summary}}.
I'd love to send you the details and schedule a quick call to walk through the numbers. If it's not a fit, no worries—but I'll keep you in mind for future deals. What's the best email to send this to?
[Get email and schedule follow-up]3Objection Handlers
Click an objection to see the response. Practice these until they're automatic.
Your Response
I hear you—the market has a lot of investors on the sidelines. Out of curiosity, what would need to change for you to start buying again? [Listen] Got it. Well, let me ask you this: if I found a deal that hit those numbers, would you want to hear about it? [If yes] Perfect—let me get your email and I'll send you what I've got. No pressure.
4Closing Options
What's the best email to send you the deal details?
Let me add you to my investor list—what's your email? I'll send you what I've got now and keep you posted on new deals.
Can we schedule a quick 15-minute call to walk through the numbers on this property? How's {{day}} at {{time}}?
I'd like to understand your buy box better—can we set up a quick call to go through what you're looking for? That way I only bring you relevant deals.
Voicemail Script
Hey {{investor_name}}, this is {{your_name}} with {{your_company}}.
I specialize in working with real estate investors in {{market_area}}, and I've got some off-market deals that might interest you.
I'm looking for serious investors who are actively buying—if that's you, give me a call back at {{your_phone}}.
Again, that's {{your_phone}}. Thanks!Variables to Customize
{{investor_name}}The investor's name{{your_name}}Your first name{{your_company}}Your brokerage or company name{{market_area}}The market/metro area you serve{{deal_type}}Type of deals (e.g., 'off-market', 'pre-foreclosure', 'fix-and-flip'){{property_description}}Brief property description{{neighborhood}}The property's neighborhood{{quick_deal_summary}}Quick summary of the numbers (ARV, purchase price, repairs, potential profit){{current_market_opportunity}}Current market trend or opportunity for investors{{target_return}}Target ROI/return the investor is seeking{{day}}Your first appointment suggestion{{time}}Specific time for appointment{{your_phone}}Your callback phone numberPerfect For
- Real estate agents who specialize in investment properties
- Agents with access to off-market or pre-foreclosure deals
- Wholesalers looking to build a buyer's list
- Agents in markets with strong investor activity
- Agents who understand investment metrics (cap rate, ROI, ARV)
- Those willing to learn investor language and priorities
Not Ideal For
- Agents unfamiliar with investment property analysis
- Those without access to off-market or value-add deals
- Agents who don't understand flipping or rental math
- Markets with minimal investor activity
- Agents uncomfortable with transactional, numbers-focused relationships
Pro Tips
Learn investor terminology: ARV, cap rate, NOI, cash-on-cash return, 70% rule
Build a buyers list before you have deals—it's easier to sell when you know who's buying
Always have 2-3 deals ready to discuss when you call
Understand each investor's buy box: price range, property type, neighborhoods, strategy
Track your deals in a simple spreadsheet so you can match deals to investors quickly
Follow up quickly—investors expect speed
Don't exaggerate numbers—investors will verify everything and you'll lose credibility
Network at local REIA meetings to build relationships in person
Common Mistakes
Not understanding the investor's criteria before pitching deals
Bringing retail deals that don't have investment margins
Overselling or exaggerating deal potential
Not speaking the investor's language (ROI, cap rate, etc.)
Being slow to respond—investors move fast
Treating investors like regular buyers—they're more analytical
Not building a systematic pipeline of deals
Forgetting to follow up when promised
Practice Exercises
Analyze 5 deals using the 70% rule and practice explaining the numbers
Role-play the buy box discovery questions
Practice handling 'Your deals are probably retail priced'
Create an investor one-sheet with your value proposition
Drill explaining cap rate, cash-on-cash return, and ARV in simple terms
Build a sample deal package to send to investors
Tone & Delivery
Direct, data-driven, and efficient. Investors are businesspeople—they don't want fluff. Get to the numbers quickly. Be confident but honest about deal quality. If a deal isn't great, say so—credibility matters more than any single transaction. Respect their time and expertise. You're a deal source, not their financial advisor.
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