Delray 33446 absentee — how many follow-ups?

Question

Hey all — working Valencia / Vizcaya / Coral Pointe in Delray Beach 33446. Mostly out-of-state owners from NY/NJ with 10-31 years equity, verified still own via PAPA.

Getting wireless numbers (TruePeople 2025-2026) but first-text reply rate is ∼10%. Sent 6 this week, 2 follow-ups.

For those doing SMS in FL:

- How many follow-ups before you stop? 2? 3?

- For 70+ owners (like my list), do you call or text first?

- Anyone having better luck with mail for 33446?

Would love to hear your 3-touch script that gets a callback without sounding spammy.

Thanks!

Zeeshan S. · Answer

10% on the first text is a healthy number, so the list is fine. The money is in the follow-up. In the accounts I run, most qualified conversations start on touch 3 or later. The cadence that works for us: touch 1 names the property; touch 2 goes 3-4 days later, shorter, different angle; touch 3 about a week after that with a polite exit line ("if not, I'll leave you alone"); touch 4 two to three weeks later. Then stop, and put non-responders in a pool to contact again in 90-120 days with new copy. That recycle pool ends up being the cheapest leads you'll get. One more tip for long-held out-of-state owners: mention that you know they've owned it a long time and aren't local. "Tired of managing it from Ohio?" gets more replies than a generic offer.

Amr Magdy · Answer

with 6 sent there isn't enough data yet to know what works, so i'd set it up so you'll know in a month. log every touch on the lead (channel, date, reply or not) and give every lead a next touch date. after ~100 owners you can see reply rate by channel and by touch number instead of guessing. the cadences that hold up usually run over weeks not days, something like text, call a few days later, mail at 2 weeks, then monthly, and stop when they say no, not when you get tired. for the 70+ owners i'd test call-first on half the list and text-first on the other half and compare. also worth checking florida's telephone solicitation rules before you scale sms, they're stricter than the federal ones

Dan Worth · Answer

@Muyees Ayilara Since you're already checking PAPA to confirm they still own, it's worth also checking the tax collector and code enforcement records for those addresses. Owners who are behind on taxes or have an open violation are often the more motivated ones, so they could be the first group you try calling.

Ikram Khan · Answer

Don't stop at 2. Most sellers who get lost never actually say no. They say 'not right now' and then never hear back. Give the 'maybe later' replies their own tag and a text every few weeks, separate from the people who never answered at all. How are you keeping those two groups apart in your sheet?

Ikram Khan · Answer

That checklist is better than most wholesalers’ systems. Nice work putting it all in one page. One thing to watch when you run it: the first time a maybe-later replies, pull them out of both campaigns the same day, or the 14-day text still fires. Come back and tell us what call-first does to that 10%.

Muyees Ayilara · Answer

Thanks Amr — really appreciate this. You're right, 6 is too small. My plan is to get to 100 verified still-own in 33446 by month end and log channel/date/reply like you said.

For the 70+ split test — good call. My list is mostly 71-84 yr old, so I'll test: half call-first tomorrow morning, half text-first Tuesday. Will report reply rate back here.

On Florida rules — are you referring to the FL mini-TCPA requiring written consent for auto-dialed SMS? I've been sending manual 1-to-1 texts only, no bulk platform — is that still considered solicitation if I include opt-out? Would love your take.

Thanks again — will update this thread at 50 and 100 touches.

Jack T. · Answer

100 will give you some data but what a lot of new investors dont realize it that it takes thousands of texts to do a deal. Respectfully, 6 texts hasnt got to the blocks yet, 100 hasnt got out of the blocks yet.

Ametria Chaney · Answer

Your numbers are actually solid — a 10% reply rate on cold text is respectable, and two follow-ups is just getting started. Most wholesale deals close on the 5th to 8th touch, so the money is in the follow-up sequence, not the first text. Vary your channels: text, then a call, then a handwritten-style mailer, then circle back in 60-90 days — motivation changes with life events. Keep every lead in a simple CRM so nobody slips through the cracks, and stay consistent for months, not weeks. One caution: with texting, stay inside TCPA rules and honor opt-outs immediately. The wholesalers who win your farm area will be the ones who follow up the longest, not the ones who text the most people once.

Muyees Ayilara · Answer

Thanks Ametria — this is super helpful. I was about to stop at 2 follow-ups so glad I asked here.

So your sequence is something like: Day 1 text, Day 3 call, Day 7 handwritten-style mailer, then 60-90 day circle back? Are you seeing life events (health, taxes, etc) trigger motivation more in 33446 on that 60-90 day return?

I'm logging everything in a simple sheet now: address / owner / NY or NJ address / wireless / touch date / channel / reply. Planning to run this 5th to 8th touch like you said and report back.

Appreciate the TCPA reminder too — I've been doing manual 1-to-1 with opt-out language "Reply STOP to opt out" — keeping it.

Thanks again!

Muyees Ayilara · Answer

Update: Just to add — my list is 70+ yr old owners mostly, avg 15-20 years equity. Example: 7916 Coral Pointe Dr, 15354 Strathearn Dr. Are you guys calling these or texting first? Wondering if my generation hates text.

Delray 33446 absentee — how many follow-ups?

Delray 33446 absentee — how many follow-ups?

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