There’s a myth among wholesalers that real conversations shouldn’t be scripted, that if you just “talk like a person,” sellers will open up and deals will fall into your lap.

But the best closers know something different:

A great script isn’t a crutch; it’s a checklist for high-converting conversations.

Especially when talking to motivated sellers, you only get one shot to ask the right things. And if you fumble or freestyle? You risk missing the pain point, pricing context, or the timeline trigger that makes the deal work.

This post gives you the 7 must-ask questions that top-performing wholesalers use every day, and the psychology behind each one.

Who This Script Is For

This isn’t a “first-time homeowner” call center script or a corporate checklist. It’s for:

• Wholesalers calling off-market leads

• Investors talking to absentee or distressed owners

• Anyone trying to qualify motivation fast, without sounding robotic

It works with:

• Cold leads from data lists

• Referrals

• SMS warm-up responses

• Inbound seller calls from your site or mailers

And it helps you filter serious sellers from tire kickers, without sounding like a salesperson.

The 7-Question Seller Script (And Why It Works)

Let’s break down each question, what it tells you, how to ask it naturally, and why it matters.

1. “Can I ask, what’s got you thinking about selling?”

Purpose: This opens the door to motivation. You’re trying to uncover the life event, frustration, or opportunity driving their interest.

What to listen for:

• Job loss

• Inheritance

• Divorce

• Tenant problems

• Behind on payments

• Moving for work or family
  
  

• You’re not just collecting data. You’re identifying urgency and emotion, the two signals that drive great deals.

2. “What’s your ideal outcome from the sale?”

Purpose: This reframes the conversation around their goals, not your offer.

Most sellers say they “just want to get rid of it”, but what they actually want is:

• To walk away clean

• To avoid repairs

• To stop paying taxes or dealing with tenants

This question helps you position your solution as the bridge between their problem and peace of mind.

3. “Are you the only decision-maker, or is someone else involved too?”

Purpose: To avoid surprises later.

Deals fall apart when unseen decision-makers show up after the offer. Asking this early:

• Saves time

• Sets the stage for clear communication

• Helps you build rapport with everyone involved

Pro tip: Ask this without pressure. Keep it light.

“Totally understand. Sometimes it’s a family decision, just want to be respectful of who else I should be in touch with.”

4. “What’s the condition of the property like these days?”

Purpose: You’re looking for both physical condition and emotional energy.

This question:

• Reveals repair needs

• Gives you leverage for your offer

• Let the seller “vent” about the home (which is often a sign they’re ready to let go)

Pay attention to tone. If they sound worn down or emotionally detached, motivation may be high, even if they’re vague on details.

5. “What kind of timeline are you hoping for?”

Purpose: Timeline = urgency.

Motivated sellers often give one of three answers:

1. “I’m not in a rush” (low urgency)

2. “Soon as possible” (medium-high urgency)

3. “By [specific date]” (very high urgency)

Use this to:

• Align your offer

• Plan your follow-up

• Sort hot from cold leads fast

Pair this with internal tracking to prioritize your pipeline effectively.

6. “Have you thought about listing it, or are you looking for something quicker?”

Purpose: This question helps you differentiate yourself from agents, and reframe your value without trashing the MLS.

Most wholesalers lose trust by insulting agents. This keeps it respectful:

“Totally get that. Some people want the exposure, others want speed and no showings. Just want to make sure we’re looking at the same goal.”

It positions you as an option, not opposition.

7. “If we could work something out that made sense for both of us, would you be open to that?”

Purpose: This is the close-without-closing.

It does two things:

• Test their seriousness

• Sets the tone for an offer without being pushy

It’s a soft commitment, not a trap. You’re gauging whether they’re:

• Curious

• Defensive

• Actually ready to move

And it lets you pivot into your offer without catching them off guard.

Why This Script Works (Even If You Hate Scripts)

This isn’t a rigid checklist. It’s a conversation scaffold, one that:

• Gets sellers talking

• Surface pain points fast

• Qualifies leads without pressure

• Builds trust and makes your offer feel earned

You don’t have to say it word for word, but you do need to hit these beats consistently.

Common Mistakes That Kill Seller Conversations

Even good questions can flop if the delivery is off. Avoid these script-killers:

• Talking too much (your job is to listen)

• Rushing into price (build context first)

• Interrupting when emotion shows up (let silence work)

• Sounding like a telemarketer (slow your tone, smile when you talk)

• Over-explaining what you do (nobody cares, until they trust you)

Let the script guide, not dominate.

Bonus: How to Practice Without Sounding Like a Robot

Want to make this script second nature?

Do this:

1. Record yourself reading the questions. Play it back and edit for tone.

2. Roleplay with a friend (or AI assistant) acting as a skeptical seller.

3. Write down 2–3 natural transitions between each question so it flows conversationally.

4. Practice in voice notes while driving or walking.

Memorization isn’t the goal. Confidence and clarity are.

What Happens After the Script? Turning Conversations Into Contracts

As important as the seven questions are, what you do after the conversation is what determines whether that lead becomes a deal, or just another dead-end entry in your CRM.

Here’s a simple 3-step framework to move from good conversation to actual contract:

Summarize What You Heard

At the end of the call, take 30 seconds to reflect their pain points and goals back to them.

Example:

“So just to make sure I understand, you inherited the property, it’s been sitting vacant, and you're looking for a clean way to sell without investing in repairs or listing with an agent. Sound about right?”

This does three things:

• Shows that you actually listened

• Reaffirms motivation

• Sets the stage for your next step

Offer a Clear Next Step

Avoid vague follow-ups like “I’ll be in touch” or “Let me think about it.” Instead, guide the seller toward what comes next.

Examples:

• “Would it be helpful if I ran some numbers and followed up tomorrow?”

• “Can we set a quick time to see the property?”

• “I’ll send over a couple of options, one with repairs, one as-is, and we can walk through them.

Follow Up With Purpose

Most wholesalers lose deals in the gap between the call and the offer. Don’t let the conversation fade.

After the call:

• Send a text thanking them for their time

• Drop a personalized voicemail if they don’t answer

• Email a summary of your conversation with any promised follow-up materials

You’ve opened the door. Now keep it open.

Deals rarely close in one call, but the way you end that first call determines whether you get a second chance.

Pair Scripts with Smart Lead Signals

Great scripts don’t work on bad leads. That’s why top wholesalers use Goliath Data to:

• Pull lists based on actual motivation (pre-foreclosure, probate, absentee)

• Track seller behavior over time

• Pair outreach with notes, reminders, and follow-up flows

Scripts plus signals = more efficient conversations and faster closes.

Final Word: You Don’t Need More Leads, You Need Better Conversations

Leads are easy. Real conversations that build trust and uncover pain points? That’s where deals happen.

Memorize this 7-question script. Make it your own. And then use it, consistently, confidently, and respectfully.

Because the more you master the conversation, the less you have to “sell.”