Wholesale marketing effectiveness in TX

[tvaldez]

I really think" we buy homes" may be played out. I've used them and NO RESPONSE!. May work in different area though? Try " We Take Over House Payments" That gets there attention. I was told to try "Can't Sell Your Home? I can Help!" .  A lot of people think they are stuck in their position. Heck Try " Want To Get Out Of Your Home? Call Me! Appeal to their very core!

[ATS_Property]

go to www.overnightprints.com get some flyers and pass them out, or pay to have them passed out or work a deal with pizza delivery places to get them on there boxes, I got 4000 flyers double sided full color with laminate for under 150.00 including shipping partner up with some business for the other side,i.e. fence co or landscape or whatever to split the cost of them.The key is to get creative, make sure your message is out there some people will stick it in their desk but 6 months later you get a call or their friend at work say something and then its " oh I got this flyer"  its a numbers game, 1 out of 10 look = 400 1/10 call =40 1/10 sell = 4 Well Im writing a book and selling this stuff for 9.99  want one? lol Good Luck from Lubbock,Tx.

[fadi]

Great topic, keep it going. Many wonder what works and what doesn't and this will help many.

Many use bandit signs in Texas even though there is a law against it. Put them up Friday afternoon and take them down Sunday night. Use a prepaid phone and put the number on the signs for extra protection. Doesnt eliminate the risk, but highly reduce it.

As far as foreclosure list goes, I personally hate it. I think every wannabe investor, realtor, and lawyer is marketing to them. They have motivation, but the fact that Texas only gives 21 days foreclosure notice and they are being bombarded with solicited mail makes it undesirable for me. Not to mention that if they have not acted yet, chances are it will take them another week or two to act leaving you with very short period to find a buyer. How do you feel about tieing up someone's property and not finding a buyer? let it go into foreclosure or you buying it yourself?

Driving around and networking are useless. First, with the price of gas I doubt you are doing some serious driving around. If you are, use your money doing something more useful. Networking pays off over the long run, but has no immediate response. You may get lucky, but that is not usually the case or basis for business.

You mentioned direct marketing. This is one of my preferred methods. If this did not work for you then:
1. You sent to small numbers
2. You sent to the wrong audiance
3. Your copy/content sucks

So fix your copy, and start doing repeat mailing to the same prospects. Get a good target list such as Expired Listings, FSBO, FRBO you know... people who are making it known they are trying to sell but do not have contract with a realtor.

Now, if you are willing to challenge yourself... then pick up the phone and do cold calling. Call the FSBO and for rent ads. Go knock on the foreclosure doors and talk to people... I know it is intimidating, but you get over it with time.

Also, you must keep in mind that you do not market to get immediate calls. Thats why many fails, or do not last to see the fruit of their work. Marketing is about keeping a lead generation machine going and with time calls will come in and deals will be generated. Don't expect to send X number of letters and get Y number of deals from them... these are just averages not set rules.

Hope this helps.

[txshortsaleking]

bandit signs do work but like one of the posters lamented you have to put them into the main entry/exit streets of mid size middle income neighborhoods... in my experience bandits worked better for lower middle class communities so you can't expect them to work IMO in Las Colinas and/or similar areas... you will be better served in South Dallas, Irving (maybe) Redbird and areas like that...

personally, i find it hard to beat direct mail, but not just any ole' letter or postcard! the yellow letters are popular right now but there are other things that work as well. At the end of the day, there really is no magic bullet but i would suggest buying Dan Kennedy's copywriting books and material if you are serious about making money using direct mail.

also when using direct mail, always spend time on what you send your marketing message in (the envelope) - i have gone as far as mailing letters in paper sacks, (you bet they opened it!) - always keep in mind that people read their mail over a garbage can and anything that looks like a commercial mailing and/or bill from someone they don't know gets trashed while mail from a friend or loved one or intriguing mail gets opened right then and there!

i am not quite sure how to post a photo within my message if someone tells me how i will post an example for you... best wishes

[fadi]

if not mistaken, you have to host it elsewhere and reference it using the image tag as URL. (second button on the second line).

[ballgum]

Wow, these are great threads and give much advice/help!!

I decided to finish off my bandit signs in a different city than Plano (Irving, Richardson, Dallas, etc...). If I get leads, then I may purchase more bandits and put them up as well. But at this point, I have to say I'm FAR from happy with the response I got from bandits (0 response).

The next thing I'm working on is trying to get my marketing for direct mail down. I just purchased Michael Quarles course that gives much advice on marketing and have been following alot of his posts on direct mail. They give much insight/direction for marketing (especially pertaining to direct mail). Thanks Michael!!  I would like to get others opinions on what they're doing with they're marketing as far as:

- types of material (post cards, professional, yellow letters, mary letters, etc...). Also, in which ORDER do you send these to people?

- At what intervals do you send to ONE person? Do you send them for example a yellow letter on Monday, then a post card on Wednesday, then a professional letter on Friday and then REPEAT for the same person the next week??

- How many people do you target for each campaign each day/week? If you're doing expired's for instance, do you mail to 10 different people on Monday, then the same 10 people Wednesday, then Friday, then the next week??

[tvaldez]

As a former marketing director, KISS it baby!

"Keep It Simple Stupid"! No offense.

Your prime objective is "call to action"!

You want the phones to ring, therefore make your postcard describe the problem, briefly state you have the solution. Almost like a bandit sign look. Peak their curiosity! The more information you give, the less of a reason they have to call you!

The golden rules:
Your list: don't send a postcard about boat covers to people who don't own a boat, get it?Who do you seek? THERE IS A LIST FOR THEM.

Frequency: the 1st card I glanced at, the second I card recognized, the third intrigued and the fourth got me to call!

Content: sit down and ask, who do I want to call me? Place yourself in their shoes. What kind of statements, verbiage or solutions do they seek? I know it sounds obvious but it's' your dime, waste it if you want.

Offer: Why should I call you now? Create a sense of urgency. What's in it for me is what their asking. I know they need your services but don't try to fight human behavior. People love resistance, even when faced with a hardship. Besides your postcard may not be the only one they got that week. What makes the call to you better then the 5 other cards they’ve received? Sell the sizzle! Good Luck.

[ballgum]

I understand the content of the cards/letters...and I'm working on the lists now. What I don't fully understand is the frequency for mailing this out. How often do you mail each of those 4 mails to the same person (once per week? twice per week??). I DON'T want to waste money (hence the questions).

Also, let me just throw this out there. If I haven't yet done my first deal yet, how much marketing should I be getting myself into? I'm also working a full time job. I want a lot of leads/calls, but I don't necessarily want to be bombarded?

As a former marketing director, KISS it baby!

"Keep It Simple Stupid"! No offense.

Your prime objective is "call to action"!

You want the phones to ring, therefore make your postcard describe the problem, briefly state you have the solution. Almost like a bandit sign look. Peak their curiosity! The more information you give, the less of a reason they have to call you!

The golden rules:
Your list: don't send a postcard about boat covers to people who don't own a boat, get it?Who do you seek? THERE IS A LIST FOR THEM.

Frequency: the 1st card I glanced at, the second I card recognized, the third intrigued and the fourth got me to call!

Content: sit down and ask, who do I want to call me? Place yourself in their shoes. What kind of statements, verbiage or solutions do they seek? I know it sounds obvious but it's' your dime, waste it if you want.

Offer: Why should I call you now? Create a sense of urgency. What's in it for me is what their asking. I know they need your services but don't try to fight human behavior. People love resistance, even when faced with a hardship. Besides your postcard may not be the only one they got that week. What makes the call to you better then the 5 other cards they’ve received? Sell the sizzle! Good Luck.

[tvaldez]

It really depends on your target's cycle. Ex. People with an NOD have a limited time, couple of days to weeks. Divorced couple may have longer couple of weeks to months. Someone for looking for wholesales might be up to a year. Remember this, direct marketing is about testing,  testing, testing! In the beginning it can be very costly with little or no returns. Should you get bombarded with calls, be thankful. 1-2% response should be expected. If only it were that easy!

[plaury]

It's been a while since I have been on this site but here is my two cents worth on Wholesale Marketing.  I have never used a bandit sign in my marketing (since 1984).  I have and do use valid pre-foreclosure data and a well written marketing piece, the local daily classifieds periodically, neighborhood drives and that is where ever I am traveling (never go and return on the same route) usually on Sunday mornings and delinquent county tax data (its free and easily accessed in major counties).  And of course referrals.  Since I buy owner-financed mortgages and own an Insurance Agency I do constantly seek referrals for all of my business activities.  I have had minimal success with Realtors from the investment standpoint though they are an excellent insurance referral source.  If you are still reading posts to your question hopefully this helps.

Have A Better Day!

P T Laury