Will you do just about anything, including sending out hundreds of letters, to avoid making cold calls to your potential customers/prospects? If so, you're not alone. Millions like you have started their own businesses, only to find that the thought of making calls to potential customers/prospects leaves them paralyzed with anxiety. Believe me I was one of them. For those of you who know us and have read "Who Makes It Happen", remember what I used to go through before I would get on the telephone to cold call.

However, as an business owner/entrepreneur, the telephone is one of the single most important tools at your command. The key to getting over your hesitation is to stop thinking about your call as a sales pitch, and instead begin practicing "consultative selling." This means uncovering and filling needs in a friendly, supportive way. For those in lease purchase this is very conducive. We are helping buyers and sellers.

So for those of you in other types of businesses, before you ever pick up the telephone to contact a potential customer/prospect, ask yourself, "What does my potential customer/prospect need from me, and what does my company have to offer that will help this potential customer/prospect get what he wants?" Then set a goal for your call that will move the potential customer/prospect closer to a buying decision, such as gaining an appointment or preparing a price quote.

According to business owners/entrepreneurs in all types of businesses, one of the biggest reasons they hesitate to prospect by telephone is they're unsure of what they should say at the outset. A short, three-part opener, including an introduction of yourself and your company and an opening benefit is the best way to start.

When introducing your company, be sure you can describe what you do in just a short phrase: "This is Susan DeFiore, of DeFiore Enterprises. We are lease purchase consultants." Now mention the benefit: "We can move your home in 30 days or less with the lease purchase advantage." By stating your benefit clearly in your opener, you give the person a good reason to listen further.

Effective telephone contact is made up of two components: Asking good questions and listening carefully to the answers. Ask questions to qualify prospects and overcome objections. Again, for those of us in lease purchasing, we use our telephone script to obtain all the information we need.

There are two types of questions: closed-ended and open-ended. Closed-ended questions are fact-finders. They can be answered with a fact, a "yes" or a "no". An example of a closed-ended question is: "Would Lease Purchasing work for you?"

Open-ended questions are used to draw someone into a conversation. They reveal the emotion behind the facts. "What do you like best about your home?" is an example of an open-ended question.

So plan in advance the types of questions you'll ask prospects. Do this even before you get on the telephone. If you can, practice on friends or family. Get their input. Then be sure to record your information in a "call report" for future use. Your call report should include the prospect's contact data, answers to important questions and details on the steps you plan to take.

If you find out your potential customer/prospect is already using one of your competitors, rather than hanging up or ending the conversation realize that this indicates to you this individual is a qualified potential customer/prospect. They are already using this type of service. At this point you need to point out to the potential customer/prospect the benefits of working with you, and how you� will make the switch worthwhile.

Let's say the seller is with a Realtor. Suppose you could still have your home listed, while we find a tenant/buyer for your home.

After your potential customer/prospect has answered your questions, it's time to close. You've asked good questions, listened carefully and provided benefit-oriented information. Now ask for what you want. In lease purchasing, "When can we set up a meeting so we can start the lease purchase process?"

If you can't meet your original goal, state what you will do, such as send the prospect more information and keep in touch. Then be sure to follow through. If the individual doesn't want to do a lease purchase, send out your follow up information.

Relax and follow these steps. With a little bit of practice, you'll find the telephone to be a powerful ally in building your new business.

Copyright DeFiore Enterprises 2002

Interested in having your own successful, home based creative real estate investing business? Chuck and Sue have been helping folks start successful home based businesses for over 19 years, and we can help you too! To see how, visit http://www.homebusinesssolutions.com for the latest FREE tips and tricks, educational products and coaching in creative real estate investing and home based businesses. No time to visit the site? Subscribe to our "how to" Home Business Solutions Digest, it's like having your own personal coach: mailto:subscribeHBS@homebusinesssolutions.com

RELATED ARTICLES Why I Hate (Most) Benefit Statements Benefits are what motivate people to purchase from you, right? Not exactly. Just last week I was reviewing a rundown of product benefits with a client who is putting a new prospecting program together. The Never Ending Sale Once you have added a new customer to your book of business, plan on keeping that customer until you have all of their business, and the business of their family and friends.This way you can ensure having their business forever. Whats Your Clients Style? When it comes to effective selling, one simple fact never changes: Selling is a relationship business. You already know all about your company's products and services - and you've learned the fundamental aspects of the sales cycle. Its Better When They Tell Them You know that word of mouth can grow your business. You hear your customers say nice things about your company all the time. Stuff We Make Up About Our Prospects ?�Go through the "no's" to get to "yes." ?�It takes X number of "no's" to get 1 "yes. Going Global: Communication Across Mental Boundaries A completed communication consists of a sender and a receiver. If there is just a sender - like in a pitch, or a lecture, or a commercial, or advertisement, or even a newsletter - it's not a communication, but an assertion, or a monologue, or an opinion. Aikido and The Art of Cold Calling Imagine being in a crowded concert or bar. All of a sudden, afight breaks out between two men who've had too much to drink. Know What You Are Selling As If You Were Buying It Recently I wanted a new lawn mower as we have an acre of land and we have to keep it mowed pretty regular in the spring and summer and the riding lawn mower from Wally World had fallen apart and had to have something repaired every year for the short four years we limped it through. I called my Dad and asked him what he thought was the best lawnmower for the money as you lay out a hefty amount for almost any riding lawn mower these days with very little guarantee of longevity. A Look at Mannequin Heads A mannequin head is a life-size head that includes all of the features of a human face. Mannequin heads can be used in several different situations. 10 Mistakes That Reduce Profitability In my professional experience as a sales and marketing coach/consultant, I've had the opportunity to work with a number of small business owners on various issues related to sales and marketing. The owners who are struggling to keep their businesses afloat tend to engage in some, or all, of the following mistakes that reduce profitability. Tapping The Potential Of Your Customers Business owners of long standing know the cardinal rule "take care of your existing customers first". Today especially we see business owners looking constantly for the new customer. How To Seal The Deal In Seven Seconds Can you close a sale in just seven seconds? If you make a great first impression, you can do it even faster. Seven seconds is the average length of time you have to make a first impression. An Ideal Selling Situation The largest sale that I ever closed was negotiated over hot dogs and a soft drink at a refreshment stand, just off the exhibit floor, at a Superintendent of School Convention in Atlantic City, New Jersey. I met an educator who was interested in the summer study abroad programs that I was selling at the show. Exporting to Europe: Not the Challenges You Think If you plan to do sell your product or service in Europe the problems you encounter may not be the ones you expect. It's easy to focus on perceived difficulties, such as the so-called 'language barrier', while not noticing the real pitfalls - until it's too late. Telephone Techniques TELEPHONE TECHNIQUESSelling face to face is different from selling on the telephone. The main role of a telesales person is to generate sales either from incoming calls or by outbound calling. The Struggle to Decide: The Paths Customers Take to Solve Problems Usually my essays discuss the issues that the 'sales' method initiates, methods such as over-long buying cycles, product and brand differentiation problems, price competition, and objections. This article focuses on the buyer: what, precisely, is the real problem they face; and how you lose differentiation/competitive edge/time through your faulty assumption that a sale can be achieved through a clear-cut equation:problem + appropriate product + professional sales effort = sale. Don't Waste My Time! Many participants in my programs ask how to deal with people who appear to be seeking information and nothing more. In many environments these individual's are called time wasters. Interactive Sales Letter Skyrockets Conversions with 2 Simple Questions There are many tactics and techniques that go into converting visitors into buyers. However, this article will prove to you why creating an "interactive" sales letter will be the most critical weapon in your modern marketing arsenal to accomplish this. Five Things More Important to Buyers than WHAT Youre Selling - I Article I of a two-part series.No matter what customers say they want, what they're really looking for is "something special. Mortgage vs. Real Estate Lead Generation It is fairly common for real estate companies and mortgage brokers to use leads. There is a difference between mortgage lead generation and real estate generation.