Seller Script Swipe File: 10 Proven Openers, 5 Closing Lines

In real estate investing, especially when working with motivated sellers, what you say in the first 10 seconds of a call determines whether the conversation continues… or dies on the spot.

And what you say in the last 60 seconds determines whether you get a deal… or get ghosted.

Most investors focus on comps, offers, and exit strategies. But the highest-performing teams?

They master the first words out of their mouths.

This swipe file gives you:

• 10 proven openers that get sellers to stay on the phone

• 5 closing lines that move deals forward without pressure

• Real-world examples used in successful deals

• Tips on customizing your delivery to your personality

• A breakdown of why each script works, so you’re not just parroting lines, but understanding seller psychology

The Psychology Behind a Great Script

Before we get into the actual swipe file, let’s get something clear:

A script isn’t a rigid sentence you robotically read.

It’s a tested phrase that helps build trust, show value, and move the conversation forward.

The best openers do three things:

1. Lower the seller’s guard

2. Show you’re not a pushy salesperson

3. Make them curious or comfortable enough to keep talking

And the best closing lines:

1. Reinforce value

2. Remove pressure

3. Create a clear next step

With that in mind, here are the scripts.

10 Proven Openers for Talking to Sellers

1. “Hey [Name], I know this is a bit out of the blue…”

Why it works: Acknowledges the interruption. Makes it feel human. Prepares the seller for a non-aggressive tone.

2. “I’m calling about the property on [Address]. Did I catch you at an okay time?”

Why it works: Shows respect for their time. Gets permission to continue, which increases receptiveness.

3. “Not sure if this is still relevant, but are you open to an offer on [Property]?”

Why it works: Non-pushy. Uses soft language that opens the door without applying pressure.

4. “This is [Your Name], I’m a local buyer, not an agent. Mind if I tell you why I’m calling?”

Why it works: Differentiates you from agents. Sparks curiosity and gives seller a sense of control.

5. “I saw the property on [Street], and I’m just reaching out to see what the story is with it…”

Why it works: Leans into storytelling. Makes the seller feel like their situation is interesting, not a transaction.

6. “You weren’t expecting this call, so I’ll keep it super short, I’m just looking for properties in that area. Is this one something you’d ever consider selling?”

Why it works: Sets low expectations. Creates a “quick and painless” frame. Builds a path to “yes” without pressure.

7. “Hey, I’m working with a few folks in [Zip Code] looking to sell off-market. You’re not one of them by any chance, are you?”

Why it works: Feels conversational. Sounds like they could be part of a trend, which reduces fear of being singled out.

8. “I know you probably get a lot of these calls, so let me just ask: Would it even make sense for us to talk about [Property]?”

Why it works: Respects skepticism. Makes the seller feel in control. Pre-framed to weed out uninterested folks early.

9. “Quick question, is this still your number for the property on [Address]?”

Why it works: Sounds like a data verification call. Gets people to respond before they realize it’s a conversation.

10. “I work with a team that buys homes directly, I just wanted to see what your plans were for the place on [Street Name]?”

Why it works: Simple, direct, and disarming. Keeps the tone natural and future-focused.

How to Personalize These Scripts (Without Ruining Them)

The key to using any of these openers is delivery.

Here’s how to make them sound like you, not like a telemarketer reading from a screen:

• Adjust the pace. Don’t speak like you’re in a rush. Breathe.

• Use a smile. People can hear it in your voice.

• Practice with real objections. Your tone improves the more confident you are.

• Swap out words you wouldn’t naturally say. Example: If you’d never say “out of the blue,” try “unexpected” or “off-the-cuff.”

• Record yourself and listen back. That’s how top reps level up.

Now Let’s Talk Closers: 5 Lines That Move the Deal Forward

Whether your call was 5 minutes or 25, you need to end strong.
These closing lines are designed to do one thing: keep the momentum going.

1. “If I can get that price approved, would you be ready to move forward?”

Why it works: Simple trial close. Tests motivation. Creates a yes/no without pressure.

2. “Sounds like there’s a path here, want me to sketch up a few options for you to review?”

Why it works: Signals flexibility. Invites collaboration. Doesn’t force a binary yes/no.

3. “I’ll run the numbers and send something over. What’s the best way to send you a rough draft?”

Why it works: Gives the offer a casual frame (“rough draft”) to reduce fear of commitment.

4. “Based on what you shared, I’ll get a proposal together. How’s [Day/Time] to go over it?”

Why it works: Schedules the follow-up. Creates a next step with the seller, not after them.

5. “Totally fair if you’re not ready now, would you mind if I checked back in a couple weeks?”

Why it works: Preserves the relationship. Makes follow-up feel like a favor, not an intrusion.

What to Avoid (Even with Good Scripts)

Bad delivery can kill a great script.

Here’s what to avoid:

• Over-apologizing. You’re offering value, don’t beg for time.

• Talking too fast. Nervous energy makes sellers uneasy.

• Repeating the same script every call. It dulls your delivery.

• Skipping the opener entirely. Jumping straight into the pitch gets you hung up on.

• Forcing the close. Don’t push just because the script says so. Adapt.

Where These Scripts Fit into Your Workflow

Here’s how Goliath users integrate these lines:

• Day 1: First contact attempt, use an opener like #2 or #3

• Day 2–5: Follow-up calls, vary tone with openers like #6 or #8

• After the discovery call: Use closers #1 or #4 to get to the offer

• When the seller hesitates: Use closer #5 to build a nurture sequence

Tag each seller accordingly (e.g., “responded – warm” or “offered – pending”) so you can automate future outreach sequences based on where things left off.

How to Train Your Team with This Swipe File

Scripts only work when used correctly. If you’re leading a team:

1. Print these openers and closers out. Put them by the phone.

2. Have your reps role-play each one. Don’t move on until it sounds natural.

3. Record real seller calls. Have reps identify where a script helped or fell flat.

4. Create a call review habit. Listen to 1 call per rep per week. Score opener and closer execution.

5. Test and adapt. What works in Florida might flop in Idaho. Tweak by market.

Great Scripts Don’t Sound Like Scripts

You don’t need a fancy pitch to close deals.

You need a way to open the door, and a way to close it, that sounds human.

These 10 openers and 5 closers give you the structure. Your tone, timing, and confidence do the rest.

Use them. Tweak them. Make them yours.

And if you’re using Goliath to track lead outcomes, tag the ones that convert, and study what you said.

Because your voice is your best closing tool. Master it, and your pipeline will never be empty.