Cold Calling - Driving for Dollars Tips?

[Isaac El]

I am new to investing, I have been driving for dollars and putting together my own list of properties to go after in the areas I want to invest in.  I have been calling these property owners and I feel like my call is weak.  I want to know if somebody could give me some tips - I am thinking I am going about this totally the wrong way.

This is usually how the calls go

Owner "Hello"

Me "Hello (name)"

Owner "Yes can I help you" "or what is this about"

Me "I am a local investor in the area and I saw your property, I wanted to know if you were thinking of selling it?" or i say "would you consider an all cash offer"

Owner "no" 

Any advice/tips would be GREATLY appreciated!