Some of the best real estate investing deals come from people who are looking to sell their houses. Even though the market has so many houses sitting there without buyers, not all sellers are motivated enough to leave enough room for you to make a profit.

Even though some may be motivated, they might not have enough equity to make you a profit.

When talking to motivated sellers you therefore need to make sure you weed out sellers who could waste your time without turning off potentially profitable deals.

Here are 5 things you must know before you talk to the next motivated seller.

1. Do not waste your time

The most important part of any conversation is that you must take the lead in the conversation. The conversation needs to provide you with the vital answers necessary to qualify if the deal is good or not.

Most buyers start talking about their beautiful house, updates they have done, nice neighborhood, and so on. Most of them are attached to their house and can continue for hours if you do not lead the conversation.

Unless you can buy their house cheaply enough to make a profit, all this information has no value to you.

I always have a script open with specific questions I must have answered in the conversation. They can be answered in any order, but I must determine if it's a deal or not within 2 minutes.

Do not deal with any sellers who are not motivated. They must tell you the mortgage balance, or they are not motivated enough. Most motivated sellers have no problem talking about their mortgage balance; they talk about it as casually as the number of rooms.

In my business, by the time I talk to motivated sellers, they have already been pre-screened and pre-negotiated with by my real estate investor website. A few of them will still prefer to call, and they usually have to be motivated enough to leave a voice message.

My virtual assistant then calls them and fills all the information on my website. By the time I get to talk to them, I already know if it's a deal or not.

This way, I do not have to waste time with sellers of houses I will never buy.

2. Develop rapport

Do not appear as Mr. Big Corporate House Buying Company. You are a regular guy that is looking to buy an investment property. And you like their house because it seems to meet your needs.

Build rapport with them as you talk, especially when you establish you can make the deal happen.

3. Listen, listen, listen

Remember you are leading the conversation, and listen to what they have to say - how did they get into this predicament, how badly they want out, repairs, etc.

The only information you need is that which will help you determine their level of motivation, asking price, repairs and equity.

4. Negotiate

Even though their asking price could be good enough to give you a profit, always negotiate to get a lower price. Most people might feel like they asked for too low of you do not negotiate.

You can use on other things except the price such as appliances, closing costs or even furniture.

If the deal looks good, always make an appointment to go see the house as soon as possible.

This will stop them from shopping your competition. If you later crunch your numbers and find you cannot make the deal happen, you can call them to cancel the appointment.

Always remember to treat them nice with respect and most motivated sellers will be as keen to sell you their house as you are to buy their house.