How to talk and negociate when it comes to sellers

[Victor Zelada]

So i have been cold calling lately and building rapport with people on the phone towards the end of the calls everything seems like its going great. I usually talk to a seller for about 15 to 20 mintues,  And i do my very best to help the seller.  

Now i tell the seller at the end of my calls " with all the info i got i just need to crunch some numbers and give a good offer. I want to male sure its a great offer and not one that insults you" 

Next thing i know i give the seller an offer they reject it. 

So my point being :

How can i get better at negociating with the seller. 

Any questions i should be asking ? 

How should i be talking to the seller when im on the phone ? 

Is there a script i can use ? 

I am new to whole sale and i. Targeting homeowners in my area but i was told to try targeting pre foreclosures homes, am i targeting the wrong homes ?