Cold Calling Expired Listings; Script?

[Luke Teson]

We are starting to implement cold calling to expired listings both residential and commercial and was wondering if anyone has a script, or even an opening that they have used that works for this data source.  I was thinking something along the lines of calling and mentioning that we are interested in purchasing the property and that we see it didn't sell last time when it was listed and ask why they think it did not sell.  From there we can see if it would be better for an investment deal or to re-list the property if the seller thinks it was fault of the agent ie. did not hold open houses, bad with communication etc.

Any suggestions?  Thanks in advance.