Wholesale marketing effectiveness in TX

[ballgum]

So, I just wanted to get an idea about what works well for bringing in leads/phone calls in the Dallas area. I put out about 50 bandit signs 4 days ago (about half of them are still up) all over the main highways in busy areas, advertise on CL. So far the ONLY calls I got from the bandit signs is one from another investor and one from someone who called while he was driving around and taking down my signs haha...I thought bandits should generate more calls at least? I seem to have gotten more calls so far from CL.

Anyone else share what is working best for them? The bandit signs just don't seem to be working as of yet. Does it take some time before I should get calls? What about a pre-forclosure list (http://www.flsonline.com)?

Thanks!

[tvaldez]

Your placing them in the wrong spots! Hig traffic areas doesn't always equate to calls. It gets the attention of the city and #ssholes who take them down  though! Farm a area you think that will fit what your doing. I.E. values, prices, home sales, whatever... I personally don't place at major corners. They get taken down too quick and it's to hard for someone going 50-60 mph to really look,comprehend and write down my information.

 I look for main veins in a neighborhood. You know those streets where several street flow into one and everybody has to use them to get in and out of their subdivision. I find these signs tend to stay up longer then most. Plus I always get a call from someone who says"I was visting a friend or relative and saw your sign, my house is across town, can you help" ? I put on my signs " WE TAKE OVER HOUSE PAYMENTS", I only have put up about 10 signs, got about 20 calls and referred about 5 short sales. I run into a lot of people with no equity and and upsde down(Phoenix Market).  I hope this helps.

[ballgum]

Thank you! That does help a great deal! On my next run to put out signs, I will try busy streets other than highway access roads and areas/neighborhoods that I think I can market to.

[tvaldez]

Also remember when you farm an area you become the "expert" of that area which makes you very credible when talking to homeowners. I've been farming an area here and have gotten to know the area very well. So when I talk to someone it makes them more open and comfortable to open up with me.

[ballgum]

Thanks again, will do! I need to determine what areas. I'm in Dallas and there are MANY older areas that I should be able to target!

Has anyone tried the preforclosure list I mentioned? It seems like another avenue, however from what I've been reading it seems alot of the leads generated from this list are people w/no equity. Is it even worth it to spend the monthly fees for a list such as one of these??

Thanks.

[tampasteph]

I echo what tvaldez said....you get more bang for your buck placing the signs at strategic points leading from each neighborhood onto the main streets.  Also, you have to be patient with your results, and willing to put out a lot of signs.  I put out over 1000 signs (I'm not exaggerating), before I got a deal from one.  I decided they weren't worth the time and effort, but I know people who get deals from them consistently.

I've had great success with Craigslist- just keep your ads on there daily and you will get calls. 


Good luck,
Steph
 

[rgchamb]

Just an FYI, there is a new law in TX effective Jan 1, 2008 that makes bandit signs in State R.O.W. illegal.

[ballgum]

Wow, that's great.... Thanks for the update! I didn't know there was a new law passed. Any idea where I can find what the "ROW" is in my area of Dallas? Also, any idea what the penalties are for bandit signs?

FYI, I was out last night putting signs out and Plano police stopped me, searched me, and made me pull the sign down that I had just put up. They then said if they see me again, they are going to take me to jail.

Well, that just blew a huge hole in my advertising...How are you guys advertising in TX? Are you still using bandit signs in TX or not?? Or are you just being careful with them?

[rgchamb]

I think I misspoke.  I think the law became effective Sept 1, 2007.  Check out the link.  Also, do a Google search "Texas Bandit Sign law" and check out what comes up.

Just my personal opinion, but I don't take a chance with bandit signs.  I know REI Club has had some teleseminars where the speaks gave some advertising ideas other than bandit signs.

http://www.statesman.com/search/content/news/stories/local/12/29/1229signpickers.html

[ballgum]

Do you know if they fine without warning or does the city "usually" give a warning to take down your signs before fining you? I read one post where it said, it depends on how many signs you put up and how long it takes to pull them down?

[ballgum]

At this point I'm trying to think of OTHER marketing avenues in the Dallas TX area. I put out about 90 bandit signs this week all over Dallas/Plano highways, busy streets, and neighborhoods I want to target and HAVEN'T HAD ONE PHONE CALL from the bandit signs!! What is the deal?? Am I putting them in the wrong area or just not being patient enough??

Here are a few other marketing techniques I was thinking about. If anyone has any advice on how effective these are specifically in the TX or Dallas region I would like to hear your thoughts......

- Bandit signs - Not sure I even want to do these anymore due to the risk of going to jail or fines. ESPECIALLY when I haven't gotten any leads from them. What are your opinions on these?

- Foreclosure list (online service)<--is this list worth the monthly cost?? How many leads per week/month?

- Direct mailing - I've been reading that there isn't a whole lot of response here, but the yellow letters tend to get most responses? Is this worth the cost for little return?

- Networking and word of mouth - doing this already

- Driving around looking for properties - I hear about this one quite a bit, but honestly as much driving as I've done I haven't been able to come up with much of any properties (unless I'm just not seeing them)

Anything else? What of these OR OTHER ideas I've missed work best for people in TX?

[tvaldez]

Change the verbiage on your signs! Also I heard color as well.

view my post :http://www.reiclub.com/forums/index.php/topic,33860.0.html

PLace yourself in the shoes of the people your marketing too. Make your statement short and to the point. Get feedback as well, that always helps! It has to make sense.

[rgchamb]

Do you know if they fine without warning or does the city "usually" give a warning to take down your signs before fining you? I read one post where it said, it depends on how many signs you put up and how long it takes to pull them down?

I'm no attorney, but I think a City can do whatever they want in that regard.  My personal comfort level is to not do bandit signs at all, especially since even realtors are getting fined for their signs.

[rgchamb]

You may also want to ask yourself the question:  Is it worth potentially getting fined $200 or whatever it is for each bandit sign, or to take a chance at just getting a warning?  Me personally, I don't think it's worth it.  But others might.

[ballgum]

Yea, that's a good point. I started looking at other alternatives to bandits (especially since it seems to be a big waste of $$ and the 6 hours I spent putting up 90 signs).

I'm started to research mailing now (expired listings / NODS) and the systems, time, and automation of....

Change the verbiage on your signs! Also I heard color as well.

view my post :http://www.reiclub.com/forums/index.php/topic,33860.0.html

PLace yourself in the shoes of the people your marketing too. Make your statement short and to the point. Get feedback as well, that always helps! It has to make sense.

As far as the type of bandit sign and color, it's just your standard generic (<--maybe that's my problem) "We buy houses and close FAST" type signs. It's the larger 12*24 professional plastic signs with all blue lettering. It's got my WE AID QUICK phone number (should be easy enough to remember) on it. I've been placing them all about 10-12ft high on telephone poles....