Marketing

[tallinvestor]

We are currently doing 2 properties per month and want to pick up the pace. Most of my deals are coming from bandit signs with a few from signs on my truck and 2 from flips from other investors. I want to start some direct marketing so I can flip some deals for now cash.

Where can I locate public information on a property that goes into an estate due to someone dying? I have found where I can locate the divorces in a county recorder paper but not the estates...yet.

Thanks
Cary D

[David Alexander]

Hey Cary,

We decided to pick up our pace again this year... and are working on buying about 4 to 5 a week...  

Guess what, most are from BanditSigns.... Lol.... Imagine that...

A few from internet leads... etc....

Anyway, to accomplish what you want... you need to target older neighborhoods... where folks have paid those loan balances down...

To find out about probate... Start talking to probate attorneys...

Or simply break out the Obits... writing down the names... crossing index them to see if they owned property.... Also, another caveat to taht is even if they have loans on the property... these houses transfer to heirs... Can you sya motivated, by both parties to do something...   Shortsale Opp...

There is probably also, disclosure at the county records of some sort...

But, in Texas, I don't believe you have to list a property in the paper that's going to auctioned for probate...


David Alexander

[tallinvestor]

Hey David,

I am wanting to go from 2 properties per month to 4 properties per month. I will try what you have recommended here, track it, and see what happens.

Thanks for the information and I'll let you know first when I have a property to flip.

Thanks
Cary

[agkatz]

What's the best way to find a guy to put your bandit signs out, and do a good job?

Have you ever been nailed by sign enforcement?

[tallinvestor]

I'm not David but I can answer your question about the bandit signs. I put out about 50 a week right now. What I do is have my business partner's 17 year old son put them out for me. I have bought 100's of signs from David (BanditSigns.com) and this is how much it cost me.

First of all the signs are about $2 a piece plus .35 for a stake and them I pay my guy $1 a sign to put them out. Total being about $3.50 a sign. I put out about 50 to 100 and get one deal. Small price to pay right?

I have not been ticketed...yet. But I know people who have and it's about $300 for a fine. He has been fined twice in two years. Again...small price to pay for getting deals.

I have had groups of citizen come behind me and pull eveyone of my signs up while I was putting them out. Never a dull moment in this industry.

Hope that helps
Cary D

[agkatz]

How many calls are you generally getting from those 50-100 signs?

Did you say you're in Dallas?

Thanks.
 - Adam.

[tallinvestor]

I don't generate a lot of calls but usually the ones I do get are good leads (most of the time). I ask many questions on the phone to find out how motivated they are and find out their situation before ever setting an appointment. Every once in a while I'll get the person who wants to sell retail.

But to answer your question, I put out 50 signs and I'll generate anywhere from 0 calls to 5 or 6. I should probably track it better.

Cary

[David Alexander]

groups of 20 or so... and spread the wealth...

For a 100 signs... I expect a minimum of 2 deals.... Absolute minimum of 1....

Usually pulling 3 to 4....

Calls I get are different than most, because I use a voicemail to weed sellers...

At times I go to as many as 4 to 5 appointements a day...  probably 3 times a week...

My goal is 20 deals a month... slowed down buying the last 1.5 weeks to build the selling machine...

David Alexander

[David Alexander]

been nailed by code enforcement...

I have however bought a proeprty from code enforcement that saw my sign...

I have a friend that was nailed twice in the last year and a half... was caught putting the signs out... 2 fines $275 a piece...

He buys a significant amount of buying... you do the math...  would you pay an extra 31 dollars a month to buy an average of probably about 6 porperties a month...

Hmmm... cost of doing business...

David Alexander

[tallinvestor]

David

What do you usually say on your voicemail? My thought has always been that some people won't leave a message on the voice mail. Obviously this isn't an obsitcle for you.

Cary D

[David Alexander]

my voicemail....

call it... Got it from Joe Kaiser...

And modified it a little...

214.890.6816  please leave a message... somehting like just checking out your voicemail...  so I don't include you in my tracking...

David Alexander

P.s. may have to get Tim to remove this post after a few days... Lol...

[tallinvestor]

You just hit upon my next question and that's how you track if it goes to voicemail?

Cary

[agkatz]

You're in Dallas, aren't you?

The numbers work in your market.

Here, the rents have dropped, but the prices haven't dropped to follow, yet.

[David Alexander]

numbers work in every market....

You just have to figure them out...

Buy cheaper... Negotiate better terms... Stick to deals your comfortable with....  If rents are lower, you can bet there are motivated people behind them houses....

We have pockets where rents are 700-800 on 100k houses...

So, we rent section 8 for $1300/month instead...

David Alexander

[agkatz]

You can't do that here.   banana