Cold Email That Gets Replies
The exact script I use to source deals.
In a world where everyone’s chasing “hot deals,” I go cold.
Because the money isn’t where everyone’s looking — it’s where no one’s knocking.
When I’m sourcing acquisitions, I don’t sit around waiting for brokers to bring me overpriced listings.
I go straight to the owner.
Direct. Personal.
Before anyone else even knows they’re thinking about selling.
That’s where real opportunity hides.
The Secret Isn’t Luck. It’s Systems.
Most people think deal flow is about networking or luck.
It’s not. It’s about automation and psychology.
Here’s exactly how I do it — and how you can too:
Step 1. I pull the list myself.
Forget fancy databases.
I go where the owners live online:
Google Maps
Yelp
Facebook Business Pages
Niche directories
If they have a local presence, I can find them.
Every one of those listings has a breadcrumb — phone number, email, name, or social link — that leads me to the owner.
That’s where the game starts.
Step 2. I use Instantly to send the first handshake.
I run everything through Instantly, because cold email is about consistency, not luck.
Instantly lets me automate outreach at scale — hundreds of perfectly personalized messages a day — without sounding robotic.
Think of it as a modern-day printing press for opportunity.
Step 3. The Email — Simple, Human, Irresistible.
Here’s the message that gets replies:
Subject: Quick question about your business
Hey [First Name],
Are you open to selling your business if the right buyer came along?
I’m local, I move fast, and I make fair offers.
— Roy
That’s it.
No pitch deck. No logo parade.
Just a genuine question from one business owner to another.
Ogilvy would’ve said: “The best ads don’t sound like ads. They sound like truth.”
And that’s exactly what this email does — it sounds like truth.
Step 4. Automate the Follow-Up.
Most people give up after one email.
That’s why they’re broke.
I send 4-5 follow-ups automatically. Each one short, conversational, and spaced a few days apart.
Example:
“Hey [Name], just circling back — any thought about selling?”
Simple. Polite. Persistent.
That’s where 80% of deals come from.
Step 5. Why Off-Market Wins.
I only go after off-market deals.
Why?
Because they come with:
Better terms
Less competition
More creative financing options
When there’s no broker, no bidding war, and no noise, you can actually structure the deal.
You can build trust, align incentives, and walk away with a win-win — not a bloodbath.
That’s why off-market is where the smart money lives.
The Psychology Behind It
Cold email works because it cuts through noise with honesty.
While everyone’s trying to impress, you’re just asking a question.
You’re not selling — you’re starting a conversation.
Owners don’t reply because you’re slick.
They reply because you’re real.
The Close — Simplicity Scales
The entire process — from lead scrape to signed LOI — runs like a machine.
Google Maps, Facebook, Instantly, automation… all tools that turn curiosity into capital.
And it’s not complicated.
You don’t need a CRM empire or a 10-person team.
You just need a system that asks one powerful question to enough people:
“Are you ready to sell?”
That’s the cold email that gets replies.
That’s how I source deals no one else sees.
And that’s why, while others chase brokers, I’m closing opportunities before they’re even listed.
“The best way to sell something is to be the person worth buying from.”
So build trust, not templates.
Lead with curiosity, not credentials.
And keep it cold — because that’s where the heat is.