"Make me an Offer"

[Josh K]

I've recently started experimenting with direct mail. So far I've had great response rates and the phone is ringing, but virtually every seller I talk to wants me to make them an offer before I've even had a chance to see their house or its condition. Some also ask for comps before they will show me the place. Since I'm looking to rehab these properties, I at least need an idea of the work to be done to come up with a number to give them. Normally I ask what their asking price is but every one has been reluctant to give up a number. I read in another post to never give out a number first when working with sellers.

Anyone have any advice for how to deal with these sellers to either get access to the property or get an asking price without having to give up an offer price first? And is giving them a ballpark figure first really such a faux pas?