Quick update from my last 2 posts (818 views on tired landlords, 822 views on PAPA verification — thanks BP for feedback).

Farm: Delray Beach 33446 — Valencia, Vizcaya, Coral Pointe. 20-31yr out-of-state absentee owners (NY/NJ/Ohio), verified still-own via PAPA + Palm Beach Clerk (saving skip credits with PAPA → Clerk → Code/Tax lien filter).

Implementing what you all taught me:

- Touch 1: Name property (10% reply is healthy per feedback)

- Touch 2: Day 3-4 shorter, different angle — testing "Tired of managing it from NY?"

- Touch 3: Day 10 with polite exit "If not, I'll leave you alone"

- Touch 4: Day 25-30 last touch

- Recycle non-responders 90-120 days with new copy — cheapest leads

Testing now on small pool: 6 leads texted, 1 warm conversation with out-of-state owner managing from afar, open to as-is conversation. Building to 50-lead verified pool before tracing wireless numbers.

Learning offer math for this farm: ARV ∼$600K, rehab ∼$50K range, studying how you calculate fair as-is cash offer for long-held homes.

Question for those active in Delray/Boca 33446/33483: When you JV with someone who locks direct via text/call/mailer (no daisy, direct to seller), what structure and paperwork do you use? 50/50 assignment split? What title company do you recommend in Palm Beach County? Would love to learn from your last JV there.

Will report back at 50 touches with reply rates. Thanks to Zeeshan S., Amr E., Ametria S. for cadence advice.