The most effective way to lock up deals !?

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Hey, how is it going every one the reason for this post is to see what is working for everyone out there, this can benefit a lot of us. 

-What is the most effective way for you to lock deals ? What works best for you ? 

-When you cold call a lead do you make an offer over the phone even though the seller says he is not interested in selling ?

-Do you mail in the offer ? (If yes what do you include in the envelope ?) 

-Any other successful ways that work for you ?