Best Opening lines for cold call/door knock for distressed homeowners

[Larry Chafe]

I'm going to be venturing into another marketing area of real estate different than what i've been doing. 

For cold calls/door knocking, I've heard that we get about 10-15 seconds (couple sentences) with a distressed homeowner (NOD, NOS, 60/90 day late) to avoid a flat rejection and get them to continue talk.

I'd like to hear what initial opening lines people here think work best to get the lead to open up and talk about their situation. 

I've heard there are a few openings to avoid, such as; "are you interested in selling your house?" or "I'm an investor and i want to buy your house".

I hear the best openers are trying to come across as offering "help/advice" and ask them what you can do for them?  

 What do you say when they ask, "who are you? and what do you want? (I'm an investor - not a realtor)

What has worked best for you guys and what openers haven't worked so good?  I should also say - I'm in the Socal LA/OC area - not exactly a neighborly "warm and friendly" market like I'm sure many in other states enjoy.  

Thanks,

Larry C
www.greatcalhomes.com