Even if you are fine with carrying the high premiums during a flip, I think this really hurts your prospects on the sale.  

Find out their goals (current and post sale), desired timeline for selling/moving, where they'd like to move to next (if owner occupied), reason(s) for not already selling to an investor or with a Realtor, Plan B if they're unable to sell within the desired timeframe.let's say they've got a property that needs work and they're interested in selling.

What if I fix & flip instead of rent, can it pull actual sales comps and group by renovated and estimate the ARV?

Main questions should ask about the seller's:- Reasons/Motivations for wanting to sell- Desired timeline to close- Plan's after selling (relocation, reinvesting proceeds, 1031 exchange, etc)- Back-up plan in case they are unable to sell within the desired timeline- Reasons for not already selling to/with a investor or RealtorAdditional questions will depend on the type of seller lead i.e. pre-foreclosure, probate, fsbo, absentee owner, etc.Here is an example of a youtube search you can use to begin finding call recordings.There are 1,000s and you'll find that the best/most effective ones don't even sound like sales calls.

update the seller has taken a week+ to review our loan sale agreement (which is very cookie cutter).... finally closed on this one... will keep people updated

I have seen a few house flips where I could tell there was no effort in thinking about the functionality of the space and how that affects their sale. 

Just finished a property sale.

It wasn't long after a good bit of offers that my first deal got accepted - a short sale on a condo that I would up living in while renovating.

I am a former interior designer and did a great deal of work staging homes for sale.

Some lines they will say have been "cut" but they put in a disclaimer on all sales that they don't know if a line might be cut.