DIRECT MAIL COMING IN HOT DFW!! Advice?! Experience?

Question

Justin Silverio · Answer

@Jerry Puckett Thanks!  Glad you like the website.

I have to respectfully disagree that response rate is solely dependent on being in the right place at the right time (that’s kind of like saying postcards will yield the same results as letters if mailed as often). While I do agree that consistency and follow up is key, I believe there most certainly are other ways to be proactive and give yourself an edge in the market.

I started the direct mail company because after using many different forms of mailers in my own saturated market, and tracking a clear difference in response rate with my “pretty” mailers (and knowing others who have as well), I came to realize that there is a lack of creativity being offered to real estate investors.

I offer these mailers to other investors and give them the opportunity to ‘own their own territory’ (be the only investor using my marketing pieces in their chosen zip codes) not because I’m looking to be a big provider; rather I’m interested in providing results for my clients.  I understand that the ability to stand out is squandered once everyone else is using the same product.  My mailers are designed to provide a lasting impression to the recipient, one that gets them to remember my clients over their competition, which is an invaluable trait.

As @Jeremy Rowan stated, his market is over-saturated and I was simply pointing out the fact that just because everyone else is doing it, doesn’t always mean that it is the best way to go. In fact, that just may be exactly the reason to step outside of the box and do something a little bit different.

Jerry Puckett · Answer

Oh wow Justin, I must have missed it. How long ago did you dive into the direct mail provider service? Nice website by the way. Looks like you're using one of those handwriting machines that government offices are so fond of.

I personally have not found the pretty envelope technique to substantially increase open and read (response) rate, and of course does not increase conversion rate at all. The messaging looks pretty much the same as I have seen elsewhere.

What I have seen work is being persistent and consistent. I succeeded in an over worked, over saturated market (DFW) by being in the right place at the right time. The more consistent I was, the "luckier" I got. I also follow up with everyone. Fully 25% of my business comes from following up with folks who told me "no" the first time.

Mark Allen · Answer

That's something similar to what I did when I went full force and I got one deal for over $5000... not worth it. The cost per deal should run you around $2k right now.

If you're going to mail absentee, I'd take a targeted list of 2-3 zip codes you know well. Then, mail 1000 absentee at a time for 5 total touch points (every 1-2 months).

To my knowledge, the probate information on listsource.com is a month old (or older) and you'll be getting in the mailbox too late. Don't waste your money using listsource probate. If you mail probate, pull them off the county website.

Justin Silverio · Answer

In a saturated market, the key is to have a quality, niche list and to get your mailers to stand out. If everyone is using yellow letters, do you think you'll get good results sending the same mailer?

Most investors don't put much thought into direct mail. They rely on what others are doing and think this is the best strategy. Will you pick up deals by sending any old mailer? Sure, but your ROI won't be nearly as high as if you send something unique and get your prospects to open your mail and call and get them to remember you.

If nothing else though, test, track, refine, test again.... Marketing is all about finding what works.  The more you do, the better your deal rate should be.

Trevor Denningham · Answer

Jeremy,

As far as I have seen all of Tarrant and Dallas county is SATURATED. Just starting out I would start with a smaller area, possibly farther away from city center or pick a specific neighborhood or small area and pound it with bandit signs, letters and maybe even door knockers! I think focusing in will allow a better return for your marketing dollars.

Good Luck!

Trevor

DIRECT MAIL COMING IN HOT DFW!! Advice?! Experience?

Most Popular Reply