As regular readers of my articles may know, I've run a nearly 100 percent Sphere of Influence business throughout my real estate career. Literally from day one, almost all of my business has come either from the people I know or the people I meet socially; I do very little prospecting to strangers.

Now this is not to say that I never GOT business from strangers -- au contraire, people I didn't yet know were a huge source of business for me. But the difference is ... I never prospected for the business of strangers. Never cold-called, door-knocked; I rarely advertised or farmed. I never, ever approached a stranger with the intent to prospect to them. All of my Business from Strangers was serendipitous ... .

They say that luck is when opportunity meets preparation. BINGO!

Opportunity: Being out in the world with a smile on your face and your antenna up.

Preparation: Being ready to hand out your business card and spout your elevator speech? NO!!! Preparation means being ready to speak intelligently and knowledgeably about the local real estate market without a hint of a sales pitch.

Don't want to prospect? Then don't. Spend that time learning the heck out of your market. Preview, preview, preview. Read neighborhood newspapers. Preview some more. Visit neighborhood grocery stores and shopping districts. Preview. Visit new home communities, attend meetings on Transit Oriented Development. Preview. Know your office inventory inside and out.

When a Stranger Calls ... (on one your listings or while you're on floor duty), you'll get 'em. When an open house visitor expresses in an interest in the neighborhood... you'll get 'em. When another guest at a wedding wants to talk real estate investment ... you'll get 'em.

Knowing your market is the best way to "prospect" to strangers. No fancy business card, well-rehearsed elevator speech or slick closing technique will beat the confidence that exudes from you when you know your stuff. It's magnetic.