Wholesaling Cold Calling Script: The Full Call, 10 Rebuttals and a Free PDF

What is the structure of a wholesaling cold calling script?

This is the structure Call Savvys callers run on wholesaling campaigns, adapted for public use: an opening with two early branches, six seller questions in a fixed order (A to F), an optional price check, then verification and a handoff. Each step has one job. When it is done, move to the next one. Questions C to F are the four pillars of seller motivation: condition, motivation, timeline and price.

What we changed for the public version: the opener and the LLC line now name your company, and our internal floor notes became the tips under each step. Otherwise the caller's lines are the ones our team uses. The voicemail, the lead-type openers and five of the ten rebuttals are our additions for situations the floor script does not cover.

Every line below is written to be said out loud. Fill in the [brackets] before you dial, learn the lines until they sound like you, then deliver them in your own words. Prefer paper? The free PDF puts the whole script, the rebuttals, a compliance checklist and a daily tracker on 6 printable pages.

How do you open a wholesaling cold call?

Greet the owner by first name, give your name and company, name the property, and ask one question: have they considered selling, or would they be open to an offer if it made sense? Then stop talking. When an LLC or a company owns the property, ask who can speak about a possible sale. Pretending to be a neighbor, a referral or an agent you are not gets you hung up on, and misrepresenting who you are is a compliance problem too.

Step 1. The opening

You: "Hey [First Name]."
Once they answer: "Yeah! This is [Caller Name] with [Company]. I'm reaching out about your property on [Address]. Have you considered selling, or would you be open to getting an offer if it made sense?"
LLC or company owner: "Hi, this is [Caller Name] with [Company]. I'm reaching out about the property on [Address]. Who would be the best person to speak with about a possible sale?"

Tip: "Hey" or "Hi", whichever sounds like you. Give your name and your company in the first breath, name the property, ask one question, then stop talking. When an LLC or company owns it, find the person who can decide on a sale before you ask anything else.

Two answers come up before any questions: "not interested" and "make me an offer." Each gets one line, and then you either move on to the questions or end the call politely.

Step 2. If they say "not interested"

You: "Yeah, I hear that quite a bit. Can I ask you, though, are you completely against selling, or have you received a lot of low offers that were not worth your time?"
If they mention low offers: "Understood! We do not want to waste your time. Would you at least be open to seeing what an offer could look like?"

Tip: Ask this once. If they confirm they are completely against selling, or say no again, thank them, end the call and log it as not interested. If they ask you to stop calling, add the number to your internal do-not-call list immediately, before your next dial.

Step 3. If they say "make me an offer"

You: "Sure, but I'm not the person who calculates the final offer. I just need to get a few property details so we can review it and give you a real number. It only takes two or three minutes. Is that okay?"

Tip: Never guess at a number on a cold call. This line is honest about your role, tells the seller how long the questions take, and asks permission. A yes takes you straight to question A.

What are the 4 pillars of seller motivation?

Motivation, condition, timeline and price. Together they tell you whether there is a deal, what the house is worth to a buyer, and how fast it can happen. In this script they are questions C to F. Motivation matters most: a seller with a strong reason will work with you on price and timing, and a seller with no reason will not. It is the heart of what makes a motivated seller.

The script asks them in this order: condition, motivation, timeline, then price. Realtor status and occupancy come first because they are quick facts that get the seller talking. Price comes last because, by then, the seller has told you why the number matters to them.

What questions should you ask a motivated seller?

Six, in this order: realtor status (A), occupancy (B), condition (C), motivation (D), timeline (E) and asking price (F), with an optional mortgage question after B. A and B tell you whether there is anything to talk about. C to F are the four pillars. You are collecting what your acquisitions manager or buyer needs to price the deal.

Step 4. Realtor status (Question A)

You: "Is the property currently listed with a realtor?"

Tip: Ask this first. If it is listed, do not interfere with an active listing agreement: note it, thank them and ask if you can check back after the listing ends.

Step 5. Occupancy (Question B)

You: "Are you living there, is it vacant, or is it currently rented?"
If it's rented: "Are the tenants month-to-month or on a lease? When does the lease end? Are they current on rent?"
Optional: mortgage: "Do you currently have a mortgage or any other loan on the property?"

Tip: Occupancy tells whoever makes the offer how soon the property can change hands and whether tenants come with it. The mortgage question is optional: ask it when the seller is open, and skip it if they tense up.

Step 6. Condition (Question C)

You: "On a scale from 1 to 10, how would you describe the property's condition? Ten means completely move-in ready, and one means it needs major repairs."
Follow-up: "What repairs or updates do you think it needs?"

Tip: The number is a quick read, and the follow-up gives whoever runs the numbers something real to work with. Write the repairs down in the seller's own words.

How do you find the seller's motivation and timeline?

Ask "Other than price, what has you considering selling?" and listen. Then ask when they would want to sell or close if the offer made sense. Taking price off the table moves the seller past the polite answer to the real reason, and the timeline tells you how hot the lead is.

Step 7. Motivation (Question D)

You: "Other than price, what has you considering selling?"

Tip: "Other than price" takes the easy answer off the table, so you hear the real reason. Ask, then stop talking. Motivation is the pillar that tells you whether there is a deal at all.

Step 8. Timeline (Question E)

You: "If the offer made sense, when would you ideally want to sell or close?"

Tip: Log the exact answer. "Within 30 days" and "whenever" are different leads, and the answer tells you how soon to follow up.

How do you ask about price without naming a number first?

Ask the seller for their number, using the version that fits how you buy. If they are unsure, ask what number would at least get their attention. Then check it against your buy box. If they want close to full market value, confirm that, and only mention other purchase options if you really offer them.

Step 9. Asking price (Question F)

If you cover closing costs: "If you don't have to pay realtor fees, repairs, or closing costs, what price would make sense for you?"
If you don't: "What price would you be looking to get for the property?"
If they're unsure: "Got it! What number would at least get your attention if we called you with an offer?"

Tip: Use the first version only if you really do cover closing costs. Let the seller name a number first, write it down exactly and do not counter on this call. Your offer comes after the numbers are run.

Step 10. The price check (Optional)

You: "Let me quickly check that."
Too high, or no number: "It sounds like you would only consider selling for an offer close to full market value. Is that right?"
If they say yes: "A normal cash offer may not get you there, but we may have other purchase options that could get closer. Would you be interested in hearing about those?"

Tip: If the price fits your buy box, go straight to verifying the details. Use the other-options line only if you buy creatively (terms, subject-to or novation), and promise nothing about price. If the seller wants to hear more, note the interest and continue. If they say no, or creative deals are not part of how you buy, thank them and log it as not a lead in your CRM.

How do you verify the details and book the next step?

Read back the seller's full name and the property address, confirm the best phone number, then book a callback or an appointment. The goal of a wholesaling cold call is a confirmed lead and a set next step, not a signed contract on the phone. End on the no-obligation line.

Step 11. Verify the details

You: "Let me make sure I have this right. Your full name is [First Name] [Last Name], and the property address is [Address], [City], [State], [Zip]. Is that correct?"
You: "Perfect. Is this the best phone number to reach you?"
If you need it: "What is the best email address for you?"

Tip: Read the details back instead of just asking for them. One wrong digit in the address or the phone number loses the lead. Ask for an email only when your follow-up needs it.

Step 12. The handoff

Callback version: "Great. We will call you to discuss the property and the offer. What is usually the best time to reach you?"
Appointment version: "Great. Let's find a time that works for you. Is morning or afternoon usually better?"
Then: "Would [Available Date and Time] work for you?"
Then: "Perfect. You're scheduled on [Date] at [Time]. They'll review the property and discuss your selling options. There is no obligation to sell unless you decide it is the right fit."

Tip: Use the callback version when someone on your team calls the seller back, and the appointment version when you book a set time with whoever makes the offer. Log it in your CRM before your next dial, and always end on the no-obligation line.

Log every booked appointment and callback in your CRM before you dial the next number. A lead you cannot find again is a lead you paid for twice.

What should you say on a wholesaling voicemail?

Your name, your company, the property address, one reason to call back, and your number said twice. Keep it short and leave it live, in your own voice.

Step 13. The voicemail

You: "Hi [First Name], this is [Caller Name] with [Company]. I'm reaching out about your property on [Address]. I had a quick question for you about it. You can reach me at [Phone Number]. Again, that's [Phone Number]. Thanks, [First Name]."

Tip: Short, specific and live. Say the address so it does not sound like spam, and say the number twice. Leave it in your own voice: prerecorded and ringless voicemail drops are treated as prerecorded calls under federal rules and generally need the seller's prior express written consent.

How do you change the opener for each lead type?

Keep the greeting and every question the same, and swap only the opener line for the list you are calling. Each line below replaces the line you say once the seller answers in step 1. It still gives your name and company, says why you are calling them specifically, and asks one question.

Absentee owner

"Yeah! This is [Caller Name] with [Company]. I'm reaching out about your property on [Address]. It looks like you live out of the area, and a lot of owners we talk to are tired of managing a house from a distance. Have you considered selling, or would you be open to getting an offer if it made sense?"

Out-of-area owners often have no emotional tie to the house. Ask how they handle repairs and tenants from far away. See our guide to absentee owner leads.

Pre-foreclosure

"Yeah! This is [Caller Name] with [Company]. I'm reaching out about your property on [Address]. I saw a public notice was filed on it, and I know that can be a stressful spot. I'm not a lender, and I'm not here to judge. Have you considered selling, or would you be open to getting an offer if it made sense?"

Lead with empathy and never promise to stop a foreclosure. Many states regulate contact with owners in foreclosure, so check your state's foreclosure consultant and equity purchaser rules before you dial this list. See our guide to pre-foreclosure leads.

Probate or inherited

"Yeah! This is [Caller Name] with [Company]. First, I'm sorry for your loss. I'm reaching out about the house on [Address]. Some families would rather not deal with cleaning out and fixing up a property. Has your family considered selling it, or is it too soon?"

Slow down. If it is too soon, ask permission to check back in a month or two, and mean it. Ask who else has a say in the estate. See our guide to probate leads and inherited property leads.

Tired landlord

"Yeah! This is [Caller Name] with [Company]. I'm reaching out about your rental on [Address]. I talk to a lot of landlords who are done with tenant calls and repairs. Have you considered selling, or would you be open to getting an offer if it made sense?"

Question B matters most here: ask about the lease end date and whether the tenants are current. Frustration with the property is the motivation. See our guide to tired landlord leads.

Expired listing

"Yeah! This is [Caller Name] with [Company]. I'm reaching out about your property on [Address]. I saw the listing expired. I'm not an agent, and I'm not calling to relist it. Are you still considering selling, or would you be open to getting an offer if it made sense?"

Expired owners hear from a lot of agents, so separate yourself in the first sentence. Ask what they think kept it from selling. See our guide to expired listing leads.

Vacant property

"Yeah! This is [Caller Name] with [Company]. I'm reaching out about your property on [Address]. It looks like it might be sitting empty right now. Have you considered selling it, or would you be open to getting an offer if it made sense?"

Confirm it is actually vacant with question B before you lean on it. Ask how long it has been empty and who checks on it. See our guide to vacant property leads.

Tax delinquent

"Yeah! This is [Caller Name] with [Company]. I'm reaching out about your property on [Address]. I saw it on the county's delinquent tax list, and I know back taxes can pile up fast. Have you considered selling, or would you be open to getting an offer if it made sense?"

Keep it factual and never shame the owner. Taxes owed are typically paid off at closing out of the sale, which you can explain if they ask. Ask how far behind they are and whether there is a mortgage too. See our guide to tax delinquent leads.

How do you handle the 10 most common seller objections?

Acknowledge it, answer briefly and honestly, then go back to where you were in the script, unless the seller asked you to stop. A stop request ends the call, every time. The first five rebuttals are the ones our callers use on wholesaling campaigns, as written. The other five are our additions. For the thinking behind them, see cold call objection handling.

1. "How did you get my number?"

"Property ownership information is available through public records, and we contact owners in areas where our team is looking to buy."

Tell the truth, briefly, then go back to your question. If they press on the phone number itself, be straight: ownership is public record, and the number comes from a data provider. If they ask not to be called again, that is a stop request.

2. "Is this a scam?"

"That is a fair question. There is no cost or obligation to review an offer. Any transaction would be handled through the appropriate closing company, and you can review everything before making a decision."

Give them ways to verify you: your real name, your company and your website. Never ask for money or bank details on a cold call. If you buy either directly or with a buying partner, or plan to assign the contract, say so plainly.

3. "Why not list with an agent?"

"That is completely your choice. A direct sale may offer more convenience, fewer repairs or showings, and a flexible closing date. Listing may be better if your main goal is getting the highest possible retail price."

Do not knock agents. Being honest about when listing wins is what makes the rest of the call believable.

4. "Can you text or email me an offer?"

"We need a few property details before the team can calculate a meaningful offer. Once we confirm those details, the right person can review the numbers with you."

Then ask the next question you have not covered. Text a seller only when they have asked you to, and honor any STOP right away.

5. "I need to think about it."

"Of course. There is no pressure or obligation. The next step is simply to review a real offer so you have an actual number to consider."

Then book the handoff with a specific day and time. If a spouse or anyone else is on the title, ask them to be on that call too: everyone on the title has to agree to sell.

6. "Take me off your list."

"Absolutely. I'm taking you off right now, and you won't get another call from us. Sorry for the bother, have a good day."

No pitch and no "can I ask why." End the call, mark the number Do Not Call in your CRM and add it to your internal do-not-call list before your next dial. The same goes for "stop calling me", "don't call again" and "I'm on the Do Not Call list."

7. "I'm not selling."

"Understood, and I'm not here to talk you into anything. Just out of curiosity, if someone offered a fair price with no repairs and no showings, is there any number that would make you think about it?"

Use this or the step 2 line, not both: one question after the first no, then respect the answer. If it is still a no, thank them and end the call.

8. "I'm working with an agent."

"That's great, I don't want to step on that. Is the house listed right now, or are you still deciding?"

If it is listed, let it play out and ask to check back after the listing ends. Never interfere with an active listing agreement. If they have only talked to an agent, a direct offer to compare against is fair game.

9. "Call me later."

"Sure thing. When is actually better, this afternoon or tomorrow morning?"

"Later" with no time is a polite no. Pin down a day and a time, confirm the best number, log it, and call exactly then.

10. "You're a lowballer."

"I hear that, and some offers out there are low. A direct sale trades some price for convenience: no repairs, no showings and a flexible closing date. If listing gets you more, that may be the better route, and I'll tell you that. Would you at least be open to seeing what a real offer looks like?"

Do not get defensive. Explain the trade honestly, and never promise a number before the property has been reviewed.

What compliance rules apply when you cold call sellers?

Scrub your lists, honor stop requests, call inside legal hours, and never use prerecorded or AI voices without prior express written consent. The checklist below covers the basics. Rules change and vary by state, so confirm your setup with a qualified attorney. Read is cold calling legal for the full picture, and our Do Not Call policy for how we handle opt-outs.

Going deeper on the federal rules? Read DNC and TCPA compliance for real estate cold calling. Weighing an AI dialer that talks to sellers? Read is AI cold calling legal first.

How do you practice and track your calls?

Count four numbers every day: dials, contacts, conversations and leads. Together they show where the script is breaking. Plenty of contacts but few conversations points to the opener. Plenty of conversations but few leads points to the seller questions or the list.

Practice every day:

• Read the script out loud before your first dial, until it sounds like you.
• Role-play two or three objections a day with a partner.
• Listen back to one recorded call a day and mark where the seller went quiet or pushed back.
• Change one line at a time, and judge it on a full week of numbers, not one call.

To see what others report, compare your numbers with our real estate cold calling benchmarks, which keep every source and its limits visible. For what to measure beyond these four, read the cold calling KPIs that matter. Need a version for a different situation or objection? Build one in seconds with the free cold call script generator.

Know when to hand it off. It is time when calling eats the hours you should spend on offers and follow-up, when your dials drop on busy weeks and your pipeline dries up a month later, or when you need more conversations than one person can make in a day.

Should you run the script yourself or hand it off?

Run it yourself if you have the hours and the discipline to dial every business day. Hand it off when your time is worth more on offers and closings. Call Savvys callers run this structure on wholesaling campaigns every business day, with AI scoring and human review for quality and tone.

• Plans from $1,200 a month, flat and month to month, with the free Pipelio CRM and 24-hour caller replacement included. See pricing.
• Lists: skip tracing at $0.03 per record, or bring your own list.
• Compliance: every list scrubbed against the National Do Not Call Registry and applicable state lists, an internal do-not-call list, and legal calling windows only.

By the numbers: $19M+ in client deals, 91k+ appointments set, a 5.0 rating on Clutch and 93% guarantee achieved. See how it works for wholesalers, or compare the real cost of every route in our guide to hiring real estate cold callers.