Direct mailing in Baltimore

8 Replies

First off-thanks in advance to you all for reading and for any responses! I am in the process of learning the ropes in Baltimore and am about to start a direct mail campaign to hopefully find some deals. I am hoping to learn from some of you who have done this before! I have a specific neighborhood that I have driven through a lot and feel comfortable with. What I am looking/hoping for: houses in the 25-40k range that need 25-40k of rehab that I can rent for $1200+. My question is, what are some good types of lists to mail to for this type of property? Are there any tried and true methods specific to Baltimore or should I just target homeowners late on taxes, probates, etc? I don't have much experience with direct mail so any advice is appreciated.

Jon Robbins

    @Jon Robbins I am not good at direct mail.  I will say good marketing especially direct mail is about testing. try differnt lists and see which is most productive for you. Some example to think about;

    • High equity
    • out of state owners
    • absentee owners
    • probate /estates
    • code violations
    • vacant houses
    • long term ownership
    • non arms length transactions
    • rent court filings

    Some of these you may not be able to buy a list. It may take some doing on your part to build your own list. 

    There are some very good thread here about direct mail marketing. Search for posts by @Jerry Puckett or @Michael Quarles

    @Ned Carey Good info, thanks for the response! Do you do buy and holds in Baltimore? If so, do you have any favorite methods for finding deals? I am going to go to some real estate auctions and just observe to see the process and if it's possible to get a good deal that way as well.

    Jon Robbins

      @Jon Robbins yes I do buy and hold. One of my favorite ways of finding deals is tracking down owners of vacant property. Despite what people say about a hot market and deals are hard to find, when I run comps on a property I always see a great deal someone else grabbed on the MLS.

      @Ned Carey I'm glad to hear you say that because I'm finding what seem to be 2% deals on the MLS and wasn't sure if I was missing something! Thanks for your help.

      Jon Robbins

        @Jon Robbins . To add to this discussion on the direct mailing. The key is your message and hitting the same list multiple times. Remember, there are other investors doing direct mailings to the same address. What makes your piece stand out? 

        Too many times, I see new investors get a small list of 100-200. They have a generic message and they only hit them 1 time. When they don't get a deal from that, they quit.

        @McKinley Carbone @Scott Showers Thanks for the advice! I am starting with a list of about 900 names and plan on sending different types of mailings every month or two for maybe six months to hopefully get a feel for what's working. Fingers crossed!

        Jon Robbins

          One method is to send multiple mailings each month, people will know you are serious and will be more likely to pick up the phone when they decide to sell. 

          Jimmy Dudley

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