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. 

They can tell you if they have a wire pending or if they are rejecting it.When sending a wire make sure the person helping you is doing all the updates in the system so id does not get delayed again.I have finally calmed down, I hope this helps someone else if they find them selves in a rush for wired funds, dot your T's and cross your I's ( joke)

Am I making a faux-pas by requesting that my realtor make low offers that have a fairly good chance of being rejected?

Details:SQ Ft: 3700Units 2:Unit#1 - 4Bedroom, 3 BathUnit#2 - 1Bedroom, 1 BathHomeowner Asking Price: $300,000Homeowner Rejected Price: $210,000Rehab cost: $100,000ARV: $280,000 (Only comps is 425,000, but the house is in a nicer area with more parking.

@Deforrest Ferguson You may find that many lenders will frown or reject a DP that was from a borrowed source.

A seller in Lancaster is probably more likely to reject an offer that is $50,000 off of the list price because of the lower overall prices.  

I will give one chance, but twice, nope, they will not get the opportunity to view it again and I will reject any application they make without viewing it. 

It is poorly placed and I reject it utterly. 

Additionally, a new nustso law just passed that mandates that sellers of 3+ units MUST offer the property to these non profits FIRST before going on the open market (although these  offers can be rejected).

Only ING has rejected my disclosure and said they will not sell to me.