I’m curious about cold calling. For beginners like me — what’s the best opener you’ve found to get sellers talking instead of hanging up?

I'm doing virtual wholesale, market is in Detroit, I'm actually losing my mind I feel like I'm just not getting it. LOL. I'm struggling to pull lists... I have limited funds but more time on my hands than I'd like to admit. Any advice helps!

I feel like Ive written similar in comments on several groups. At first I didn't say anything because I thought it was like common knowledge or one of those simple things that need not spoken. Well.. it is not. So many people are very focused on generating leads ( not a bad thing), but haven't spent the time to sharpen their axe to go out into battle. What do I mean... There aren't any or many sales type places you'll work where they don't ask you to reach out to like 100 friends and relatives before giving you in house leads. Meaning they will not give a lead they paid a bunch of money for to you if you arent vetted. Do yourself a favor, vet yourselves. Just open Zillow or market place and pick some random place you don't even want a deal. Call on some fsbos and realtors, get used to the lingo, make your questioning fluid. Work out the kinks in your scripts or delivery, learn timing. Remember how to connect to other humans, simple connection will pay dividends. But do this for free, all it costs is time. Get some reps before spending 20 or 30 bucks a lead or whatever. Just my 2cents.

Let’s go!!

Hey everyone – I put this together because I’ve seen too many wholesalers (especially newer ones) get burned when JV’ing with another wholesaler. I’m sharing a JV Agreement Template that: ✅ Protects both sides (no sneaking around buyers or sellers) ✅ Makes sure escrow/title pays you directly (no chasing partners for money) ✅ Defines exactly what “profit” means (assignment fee only – not rehab, resale, etc.) ✅ Covers exclusivity vs. non-exclusivity so expectations are clear ✅ Blocks “surprise expenses” (only earnest money + agreed marketing counts) ✅ Has plain-English explanations/legend next to the legal text, so you actually understand what every line means ⚠️ Important: I am NOT a lawyer and this is NOT legal advice. This is a template you can edit, improve, and have reviewed by an attorney if you want it tailored to your state or business. I just wanted to give back and share something that could save someone here from getting cut out of a deal. Use it as a starting point, learn from it, and protect yourself. 📂 Attached: - The full JV Agreement Template - A version with plain-English explanations (so you know exactly what each line means) If this helps you, drop a 👍 or let me know how you use it. Let’s all stop losing money on handshake JVs and keep this business clean and professional.