Cold calling a homeowner to buy their house

[Jill Richard]

Hi, I'm a new investor and found my first deal through a friend that is a realtor. While I'm keeping that connection, I want to explore on my own as well. I have driven for dollars and found several abandoned properties in my area with out of state owners. My question is.. what is the best talk track for engaging these homeowners. I've had a few quickly tell me they aren't interested in selling, but honestly I don't think I'm engaging them quick enough with a hook. 

I'm basically saying that I'm an investor in the area of the house and I'm calling to see if they are interested in selling.. Then I pause.. I think I need to say more up front to intrigue them? Just having a hard time thinking through the talk track. :) 

Guidance is appreciated!