whats your conversion rate on getting the listing and if you would like to share your secrets please do thanks.............

Last year I was at about 90% on winning the listing.

I pre-qualify before I come out, and make sure the seller is motivated enough to actually sell thier house, otherwise I won't bother with it.

On a listing presentation I don't sell the customers on a dream (back it up with CMA). I tell them other agents will try and sell them on a dream and tell them they can get them X ammount of dollars when they really can't just to get the listing, alot of the times they have already interviewed an agent who pitched them the dream, or they interview another agent after you that does it and they come running back. I tell them the truth up front, and I don't back down if they think i've underpriced thier home.

I don't take listings just to take them and put my sign up if the seller isn't motivated, I just don't have time for it.

done deal do you use a prelisting package or not?

Hardly, if the appt. is a few days out I will, but I usually strike for the appt. that day, or the day after. Sometimes i'll bring my CMA and a contract with me and knock on the door the day a listing expires.

I use a pre-listing package and a CMA, I usually get the listing 90% of the time - my secret is I bring at least 5 reference letters from people whose homes I have SOLD. Honesty pays!
Good Luck!