A HML needs:A worksheet (you can get the forms from BP free templates) which shows:AddressPurchase PriceRehab costsEst Value after Rehab (which is also Flip Price)Est cashflow rate (aka CAP rate) if it is a BRRRThe above information can start a dialogue with a HML.  

when coming in contact with a cash buyer, should i mention that i am a wholesaler or do i just go straight into asking what type of properties they buy and ect.. if possible i would love to see some basic dialogue scripts of wholesaler with a cash buyer, i have contacted a few cash buyers and they insist they do not do business with wholesalers. what would be my main method of interrogation to add them to my list of cash buyers, i know where to look for the cash buyers and i am more than sure that i can get them i am just stuck on the actual dialogue once i do find them. thanks! 

What you should do is create some scripts and dialogue and practice them.The other thing is, if you are not the type of person who can be good on the phone....dont worry about it.

Interesting dialogue playing out here - one group of posters encourages holding out and another strongly recommends selling as quickly as possible. 

I would have this dialogue upfront with any candidate lenders to be certain you are on the same page and you have financing correctly structured to fit your situation.

That way when you get feedback you can dialogue with other members.

@Joshua Dorkin I have the phone numbers of several homeowners in pre-foreclosure and I want to provide a win win solution, how can I Talk to the homeowners engage and be able to buy their house and renove and resell it , any scripts or dialogue I can use, Thanks!

She lives in another state, I have had many dialogues with her to get the numbers on the property, she was able to talk to the bank that has the deed to confirm some of her numbers:1st mortgage: $523K - Adj rate - about $2600 monthly payment2nd mortgage: $45K - Adj rate - about $204/mo.The bank told her they just want to get the house off their books, but they have not said what they are asking for the house, the bank did a recent appraisal (12/2013) of $250K which I think is very conservative, the 2012 taxes were $6,219.I did a rough comparative market analysis which came out to $325K, a good ARV would be in the range of $299K to $330K (these are my rough numbers).I have two exit strategies: 1.

I have been a member at BiggerPockets for a few months now, but I have not yet gotten involved in any dialogue on the site.

That said, I share Ben's approach - I like to sit across the table from the Vendor and the fewer other folks {agents} interjecting themselves into the dialogue {looking out for their interests} the smoother it usually goes.