How to start out of state direct marketing campaign?

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How to start out of state direct marketing campaign?

Reggie Withers
Rental Property Investor · Los Angeles, CA · Member since 2017 · 16 posts · 4 votes

I am a ER nurse here in Los Angeles that started flipping in Birmingham this year with some success. I am currently 80% done with my second flip but want to scale and start generating my own leads. I am currently receiving leads from Facebook, RE agents, and wholesalers.

I’ve started looking into REIvault (not for newbies I hear), wholesaling inc., as well as beginning to learn Podio.

Any suggestions on which direction to go?

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Jonathan GreeneBusiness Member
Real Estate Consultant · Madison, NJ · Member since 2016 · 6k+ posts · 7k+ votes
5y

DM me any questions about REI Vault. You probably don't need it at your scale, but it will get calls depending on which postcards you use. They don't use Podio anymore BTW, they bought InvestorPO so that is the CRM that comes with it. How many deals are you looking to do? If it's not like 5/month you don't have to go crazy on marketing to be successful. Seems like you already have a nice system, just upgrade it to get more lead flow in. Mail around the ones you flipped telling owners you did this here at this price for a seller, interested in selling quick and letting me fix it up? That type of thing.

[email protected]Podcast Guest on Show BiggerPockets Daily 667: 5 Amazing Benefits Multifamily Investments Offer (That Single Family Homes Don’t) by Gino Barbaro
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  • Jonathan Barr
    Rental Property Investor · Los Angeles · Member since 2019 · 146 posts · 101 votes
    5y

    Have you thought of just doing a massive mail campaign.   I used to do about 10,000 letters a month LA with some pretty good success.   I mean Birmingham is a lot smaller so you can do way less.  There is a large expense but usually with one deal it'll more then pay for any of that marketing expense.   One pro tip is handwrite the name addresses on envelope or use script that looks as close handwritten as possible. Maybe can have someone on the ground that can meet with sellers on your behalf as well.   Then you can say you have a local presence. That's my two cents.

    1Reply
  • Jonathan GreeneBusiness Member
    Real Estate Consultant · Madison, NJ · Member since 2016 · 6k+ posts · 7k+ votes
    5y

    DM me any questions about REI Vault. You probably don't need it at your scale, but it will get calls depending on which postcards you use. They don't use Podio anymore BTW, they bought InvestorPO so that is the CRM that comes with it. How many deals are you looking to do? If it's not like 5/month you don't have to go crazy on marketing to be successful. Seems like you already have a nice system, just upgrade it to get more lead flow in. Mail around the ones you flipped telling owners you did this here at this price for a seller, interested in selling quick and letting me fix it up? That type of thing.

    [email protected]Podcast Guest on Show BiggerPockets Daily 667: 5 Amazing Benefits Multifamily Investments Offer (That Single Family Homes Don’t) by Gino Barbaro
    Zen and the Art of Real Estate Investing59 Reviews
    WebsiteView Page
    2Reply
  • Patrick Jackson
    Investor · Orlando, FL · Member since 2015 · 301 posts · 99 votes
    5y

    @Reggie Withers what’s up Reggie? Hope alls good on your end. I have been using Podio for 7 years now and have grown it to manage all aspects of my business. Particularly the communication with direct marketing houses to target areas for mailings and tracking KPIs as the results come in. Good thing is I have customized the heck out of it to me my specific needs. Cant do that with a lot of subscription systems out here. They lock you into their specific capabilities and designs.

    1Reply
  • Jerryll Noorden
    Flipper/Rehabber · Wilton, CT · Member since 2015 · 4k+ posts · 4k+ votes
    5y

    OK I am going to be extremely blunt here.
    Some of the methods listed above are quite honestly extremely inefficient.

    Investors simply don't think and it is so weird to me why that is.

    I wish people would to stop regurgitating  all the same stuff over and over that simply don't make much sense! I know I am being blunt here but come on... This should be obvious by now right?

    YES there is a place for DMM, but it is not the way everyone here sells it.

    Consider what you all are doing for just one moment. Bear with me ...

    WHY are you all spending serious money time and effort finding PEOPLE... just PEOPLE and only AFTER you spent all that money finding all these people are you going to ask" Yo wait a second... are you even interested in selling your house at all??"

    97% of the people you PAID to find don't even WANT TO SELL. Doesn't this make you realize you wasted a lot of money? Are you making deals doing it that way?

    OMG Fantastic I am so happy for you. But guess what. You could have made 10X more deals at far less cost if you did it the right way.

    Here is what I do.

    I do not lift a finger nor do I pay a damn cent UNTIL I know they are motivated.

    Till then  I do NOTHING, and let them do all the work.

    By the time they call me they already convinced themselves I am legit, the man, the one to pick, and while they were convincing themselves I am the best choice I didn't even KNOW they EXISTED.

    You can either follow the masses, be a sheep following other sheep  or get out of that mold and seriously be smart, think, be intelligent and creative and do some serious dominating... like we do honestly.

    If you or anyone can see the logic in my post this is what you do.

    Get a website,  make it credible,  work on SEO, then ... if you want to make money right now, and don't want to wait till you rank, do PPC or facebook ads. (ONLY these two).

    Want to see some results?

    Can you get this doing DMM??

    Don't think so.

    What will it be?

    The red pill or the blue pill?

    What TRULY KILLS me and I just can't get over is this...

    You KNOW you have a less than 3% response rate. You KNOW that 97% of your dollar goes to waste. Yet they call themselves "investors"... they all are supposed to be experts in maximizing their return, yet this is acceptable to them?

    What THE EFF people seriously.

    What the hell!!!

    It doesn't matter what new shiny golden gadgets you use, how amazing your CRM system is or what ever else you use. If you can not generate leads like clockwork on demand that are cheap (free) motivated and ready to sell you will always be struggling. It's utterly and completely USELESS!

    Do not dilute the real problem here. Managing leads is useless if you don't have any friggin leads right? You wouldn't NEED a complicated CRM system to keep track of your mailers sent and follow up with these uninterested leads if you completely avoided DMM that is not efficient in the first place.

    I read these posts and I literally shake my head and think.. when will they ever learn...

    I did it all myself, so you can too. There is no need to buy or spend money on SEO .. just learn it people. It is not that hard!

    0Reply
  • Reggie Withers
    OP
    Rental Property Investor · Los Angeles, CA · Member since 2017 · 16 posts · 4 votes
    5y
    Trying to juggle working full time in the ER it will not be conducive for me to write but I am interested to hear what systems you used. I am in LA as well and your scale is grander than mine. The area I envision being difficult is not being able to meet the leads in person. I know I will need boots on the ground to take pictures and deal with small ins and outs. Thinking of partnering with my RE agent in aiding me with this. Any thoughts? 

    Originally posted by @Jonathan Barr:

    Have you thought of just doing a massive mail campaign.   I used to do about 10,000 letters a month LA with some pretty good success.   I mean Birmingham is a lot smaller so you can do way less.  There is a large expense but usually with one deal it'll more then pay for any of that marketing expense.   One pro tip is handwrite the name addresses on envelope or use script that looks as close handwritten as possible. Maybe can have someone on the ground that can meet with sellers on your behalf as well.   Then you can say you have a local presence. That's my two cents.

    0Reply
  • Reggie Withers
    OP
    Rental Property Investor · Los Angeles, CA · Member since 2017 · 16 posts · 4 votes
    5y
    Thank you for the advice. I am not at the level to do 5 a month but if I had 5 potential deals taking the best two and wholesaling the other 3. I am trying to overcome the obstacle of closing the deal from out of state. Capital is not a issue in regards to starting but I do not want to half-*** it in regards to closing. 

    Originally posted by @Jonathan Greene:

    DM me any questions about REI Vault. You probably don't need it at your scale, but it will get calls depending on which postcards you use. They don't use Podio anymore BTW, they bought InvestorPO so that is the CRM that comes with it. How many deals are you looking to do? If it's not like 5/month you don't have to go crazy on marketing to be successful. Seems like you already have a nice system, just upgrade it to get more lead flow in. Mail around the ones you flipped telling owners you did this here at this price for a seller, interested in selling quick and letting me fix it up? That type of thing.

    0Reply
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