I then ask the Owners:

"Are you SELLING Your Home?" and when the ask me Why (and/or after they are through cussing me) I state:

"Your Lender has publicly posted it for sale and I thought I'd call to see if there was anything I could do...
Tel Me WHAT WOULD YOU LIKE TO SEE HAPPEN REGARDING YOUR MORTGAGE ISSUE with the BANK?"

Sometimes they ask me "What can YOU DO?"

I reply: "I don't know...I am just an Investor but I also deal with Lenders to HELP Owners Like You to HELP YOURSELVES!

And of course I do this for a PROFIT...

"But you've probably Got This Problem with your Lender WORKED OUT ...Don't You?"

At this point they either OPEN UP THE FLOOD GATES of WHY the Lender Won't Deal with them ...or

They probably ask me "How can I meet with you to see if YOU CAN HELP ME?"

Try it using Bill's Script for the 52 Calls. It works like MAGIC for Me here in little ole Jackson!!!

Now GET ONLINE and FIND THE INFO YOU NEED FOR YOUR COUNTY!

DERRICK ALI

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I think these "national" foreclosure sites mainly serve you up
REO's from FHA,VA,FannyMae-that is to say information you
can get for free from the various websites. I don't think REO's or even purchases at the auction is what most people on this Discussion Board are interested in. Preforeclosure is prime. The Lis Pendens has to be published in either a Legal newspaper or the local kitty liner. Find it and get busy.

I don't know anything about Michigan's foreclosure process. I think that the time between the first publication of the Lis Pendens and the Auction sale is very short-like under a month!. You'd do well to listen to Derrick Ali. He knows his stuff and is very creative.

Because you're under a time constraint your best bets would be the phone or knock-on-a-door. I must tell you that I
have no experience with either approach. I rely exclusively on mailers. I have friends who tell me that the only approach is personal contact (knock on a door). They claim that nothing can compare to a face to face meeting. I'd have to really be motivated (read:desperate) to do that.

I've never telemarketed. I think you could use Derrick's script.
I'd add that it's first necessary to understand that these people are scared, depressed,angry,in denial-you get the picture. I feel that you first have to establish some sort of rapport, some sort of trust before they will open up. Here are some thoughts on which you can expand and embellish:

a.Ring , Ring
B.Hello
a. John? This is Sam Greenstein with XYZ & Associates.
B. Yeah
a. John, I just heard about your financial difficulties and I
want to tell you that I'm SORRY and I know it REALLY isn't
your fault. I've been able to help MANY good
people like yourself and I MAY be able to help you. I DON'T
KNOW, would you be INTERESTED in a minute of my----
-NO COST-----NO OBLIGATION---- HELP [At this point he's going to hang-up or tell you to go to Jackson or that "everything has been taken care of"(send a follow-up letter,'in case things don't work out as promised') or he will accept your offer.]

Next comes the collection of information in a conversational
manner-not like an interrogation e.g."John tell me about your problem".

Next you express the urgency of meeting with them(H/W) so you can explain ALL their options and how you've been able to help others with the same problem.

Next you tell him that you're a "nice guy" and you will treat them fairly. You should tell them that you need to make a profit. They understand.

Next meet with them. If you're interested, do the deal. If you're not interested then give them their best alternatives as if they were blood relatives and leave them with some shard of hope.

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Good morning;
We have had good success running a "Stop Forclosure" ad in the local Thrifty Nickel. Cheap and read by a variety of people. Follow scripts used by both Derrick and Sammynevada.
Problem you will run into is that by the time people are, as Bill says hurting, they will also be two - whatever behind in payments. At that point you will need to decide if you can help them and make some money yourself.
Good luck,

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