Direct Mail Message to Tax Delinquent Properties...

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Direct Mail Message to Tax Delinquent Properties...

Ushi Hastie
Seattle, WA · Member since 2012 · 34 posts · 23 votes

Hello,

I am completely burned out on finding deals using bandit signs.  I would like to create a system that is more targeted and scalable & have decided to test out direct mail to tax delinquent properties.  Trying to decide on the message & whether or not to use postcards vs. letters.  Help, I feel analysis paralysis coming on!!!

Main questions:

1. Should I mention that I know they are tax delinquent in my message or should I not? 

2. Do you think a postcard or a letter is better to send to this particular list? (it's a smaller list hovering around 500 in my county which I will probably trim down using parameters such as how many bed baths and/or value range). 

3. If letter, should I use my company name etc or not include that info and just express interest in purchasing the property as an individual? (I'm not into the yellow letter, it will be typed and then hand addressed).

Looking forward to hearing your opinions, thank you!

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Carl Brown
Investor · Marietta, GA · Member since 2016 · 131 posts · 84 votes
10y

Greetings all! I wanted to chime in real fast because TD's are great. We never send out mailers! I might be an oddball for that, lol. However, we see more action by simply skip tracing each lead and making a quick phone call to see whether or not we can help solve the homeowners problem. A non invasive courtesy call seems to be the most effective way to lock deals down for us. Super sweet and professional phone calls works every time. I've spoken to countless homeowner's and they all say the same thing about mailers, " I get dozens of mail from people saying they want to pay cash for my house and I just throw em in the trash . Thank's for picking up the phone to call me." Most REI's focus on sending out thousands of mailers and hope for a 5 - 10 % response rate. I also use Rebogateway among other lead sources to pull lists. Throw em in the skip tracer and bingo! Homeowner on the line in 1 minute. Be great guys! If mailers are your thing, keep it up! Much success to you all!

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  • Enrique Reyes
    Real Estate Agent · watertown, NY · Member since 2016 · 29 posts · 16 votes
    10y

    In case you are still interested in knowing how to keep track of the different strategy you are using to keep track of who you are contacting, simply use an excel sheet to write down what method you used to contact that lead. When the lead calls back you ask them simple questions to figure out who they are and once you find them in your computer then you know. Based on the number of return calls you will figure out which method worked best for you. 

    0Reply
  • Johnny Kang
    Investor · New York, NY · Member since 2014 · 279 posts · 224 votes
    10y

    @Claude Diamond

    Nice, where in NY? I have family in Cali (LA, Thousand Oaks, San Fran)

    Found a ton of videos of you on Youtube. I'd watch it but it's 1am, and have to get up at 6, but I will be watching those videos to get ideas on building my pipeline, instead of hauling buckets.   

    0Reply
  • Eric Blanchard
    Specialist · Portland, OR · Member since 2013 · 96 posts · 19 votes
    10y

    Good luck Ushi. Most people aren't willing to cold call, it'll definitely help set you apart. A story you may find interesting - I was just talking to a prospect (knocked on her door and introduced myself), and she said she'd gotten tons of letters from people. She'd apparently ignored all of them except for one gal who was really persistent and just kept sending letters. I got a hold of her first try because I was willing to talk to her in person...

    1Reply
  • Ushi Hastie
    OP
    Seattle, WA · Member since 2012 · 34 posts · 23 votes
    10y

    @Eric Blanchard That is what I'm going for, thanks for sharing!

    0Reply
  • Carl Brown
    Investor · Marietta, GA · Member since 2016 · 131 posts · 84 votes
    10y

    @Claude Diamond The man, the myth, the legend. Always a pleasure sir! You are a true inspiration in this business or for any business that require phone sales, marketing or how to be a true (outside the box) professional on the phone.  #salute #goodphone 

    @Gregory Hill I use TLO.com 

    Be Great!

    Carl

    0Reply
  • Claude Diamond
    Professional · Rancho Santa Fe, CA · Member since 2015 · 49 posts · 39 votes
    10y

    Thank you Carl, you made my day:-)

    0Reply
  • Claude Diamond
    Professional · Rancho Santa Fe, CA · Member since 2015 · 49 posts · 39 votes
    10y

    Content marketing is essentially being empathetic. Thinking/feeling like the prospect you are trying to attract by giving them the "Content" information that they are searching for within the medium they are likely to use.  Todays buyer-seller-investor-real estate professional seeks immediate information.   They go to the obvious places thru their iOS devices.  The information that you provide opens a door of credibility and allows the prospect to discover and contact you. This can be accomplish by publishing contemporary, compelling, consistent  and non-commercial video's, articles, blogs, podcasts, social media, live streaming, informative 3rd party links and so much more. I get thousand of views and "Virtually Attract" a plethora of quality leads for no cost.   Claude

    2Reply
  • Aaron Sauceda
    Austin, TX · Member since 2016 · 31 posts · 5 votes
    9y

    @Ushi Hastie I just came across this thread as I was doing a direct mail search ... how's everything going?

    Hope you're doing well!

    0Reply
  • Sean C.
    Real Estate Professional · San Jose, CA · Member since 2016 · 72 posts · 14 votes
    9y

    I wanted to hop in this forum, since I actually recently posted a question regarding Tax delinquent list. My main questions, when grabbing the list from the county they ask for a specific criteria. What is the golden criteria by chance? :) Feel free to hop in the forum I recently posted its more detailed question. 

    An answer would be the best Christmas gift this year,
    Happy Holidays,
    Sean :)

    0Reply
  • Davido Davido
    Rental Property Investor · Olympia, WA · Member since 2012 · 544 posts · 311 votes
    9y

    @Ushi Hastie, Want you to know that your website has a wonderful feel.  Good job! Not a lot there, but very pleasant.  Best wishes.

    0Reply
  • Ushi Hastie
    OP
    Seattle, WA · Member since 2012 · 34 posts · 23 votes
    9y

    @Aaron Sauceda - Thanks!  Sorry I somehow missed your message.    After spending a significant amount of money & time on direct mail I have changed direction, opting to cold call owners of distressed properties instead, although  I may revisit direct mail at some point.  

    @Sean C. - You'll need to google the specifics of your state law, but I wouldn't bother marketing to anyone that isn't significantly behind on taxes.  In WA they don't foreclose until the property hasn't paid for 4 years, it's probably something similar in CA or it may be completely different, it's not hard to find the info online.

    @Davido Davido - Why thank you... However, not a lot there???  My blog has 4 years of monthly reports of real estate data in the greater Seattle area!  Happy Holidays  :-)

    0Reply
  • Davido Davido
    Rental Property Investor · Olympia, WA · Member since 2012 · 544 posts · 311 votes
    9y

    @Ushi Hastie  Good reply Ushi.   And who am I to comment.  Your website and blog are light years ahead of any I've done.  HappyHolllidays to you too.

    0Reply
  • Eric F.
    Real Estate Investor · Raleigh, NC · Member since 2012 · 427 posts · 297 votes
    9y

    @Ushi Hastie How are you getting the numbers to cold call? I saw TLO mentioned but I looked into them in other BP threads and it sounds like a lengthy application process. I have a home office so it sounds hit or miss if they will approve me.

    0Reply
  • Ushi Hastie
    OP
    Seattle, WA · Member since 2012 · 34 posts · 23 votes
    9y

    @Eric F. I'm just getting started with it, but after wasting time & money on intelius & white pages premium (90% of data was outdated) I extensively researched the topic on BP, I decided to go with findtheseller.com (I hear TLO is good & cheaper, but hoops to leap through to be approved to use their service). 

     I ordered skip traces on 10 abandoned properties I'm interested in to test their service out.  Super fast turn around & a comprehensive report including addresses & phone numbers/emails  of all known relatives.  I just got my reports last night & will be on the phone this afternoon to verify the accuracy of the information.  They're never going to be 100% correct, but I must say findtheseller seems very promising.  If the info on the subject isn't up to date I bet one of their relatives knows how to get ahold of them ;)

    0Reply
  • Eric F.
    Real Estate Investor · Raleigh, NC · Member since 2012 · 427 posts · 297 votes
    9y

    @Ushi Hastie I am interested in hearing how it worked out. I am going to see if I can get TLOXP, I have a home office but I have all the security measures I read they require so we will see.  

    1Reply
  • Whitney Hill
    Contractor · San Diego, CA · Member since 2016 · 88 posts · 100 votes
    9y

    @Ushi Hastie, wondering how your tax delinquent mailing campaign has progressed? After reading this thread, I'd love an update if you have a minute!

    0Reply
  • Ushi Hastie
    OP
    Seattle, WA · Member since 2012 · 34 posts · 23 votes
    9y

    @Whitney Hill, I have changed direction to focus on vacant properties.  I think I will revisit tax delinquents at some point, but for now tracking down the owners of distressed vacant properties is a niche I'm enjoying.

    @Eric F., Sorry I forgot to reply!  Findtheseller.com has been very good.  I was able to track down the Heir of the very first property I skip traced.  After negotiating for a couple weeks they just asked me to send them a contract to review this past Friday :)

    2Reply
  • Erika A.
    North Shore , MA · Member since 2016 · 26 posts · 7 votes
    9y

    @Ushi Hastie Any updates! this thread has great information!

    1Reply
  • Ushi Hastie
    OP
    Seattle, WA · Member since 2012 · 34 posts · 23 votes
    9y

    @Erika A. - Only that now after  testing out the theory, I feel that personally reaching out to the owners of properties I'm interested in by phone is the best path for me.  When I have more time, money & patience I will probably revisit direct mail.  However, I've decided that my best weapon is taking the time to have an actual conversation rather than sending a postcard or letter.  I will only be sending letters to folks I can't get ahold of after exhausting all effort to find a contact number for them.

    2Reply
  • Ethan Summers
    Austin, TX · Member since 2015 · 223 posts · 185 votes
    9y

    @Ushi Hastie 

    I have had nightmares with direct mail success. My business partner and I also mailed a tax auction list last year and we are still receiving returned letters. This hurts us because we still see our dollars from last years campaign being wasted completely! 

    I began to see a true return on investment when i began farming phone numbers with multiple skip tracing tools and cold calling my direct mail list in its entirety. I definitely agree that this gives you a leg up on the competition and also have begun farming phone numbers and cold calling for other investors and realtors that are not seeing a true ROI with direct mail. The system I've deployed has worked wonders and is focused around 5-12 cold calls with any specific seller. I wish you the best and if you'd like to chat about my strategy fell free to message me!

    0Reply
  • Ushi Hastie
    OP
    Seattle, WA · Member since 2012 · 34 posts · 23 votes
    9y

    @Ethan Summers - Fantastic! Thanks for chiming in.   I've never thought about cold calling for others, that's a great idea &  I'd love to hear more about what you're doing :)

    0Reply
  • Ethan Summers
    Austin, TX · Member since 2015 · 223 posts · 185 votes
    9y

    @Ushi Hastie running this service has been awesome lets talk lead generation! Message me anytime! 

    0Reply
  • April Davis
    Suffolk, VA · Member since 2017 · 12 posts · 0 votes
    9y

    @ushi hastie

    Hi Ushi have you had any success?

    0Reply
  • Ushi Hastie
    OP
    Seattle, WA · Member since 2012 · 34 posts · 23 votes
    9y

    @April Davis 

    Hi April!  Sorry for the late reply.  I have had some success & am plugging along with driving for dollars vacant properties & cold calling them.

    0Reply
  • Pat HeidingsfelderBusiness Member
    Real Estate Broker · Biloxi, MS · Member since 2016 · 170 posts · 92 votes
    8y

    Hi @Ushi Hastie  I wanted to check back in and see if you were having any success.

    [email protected]228-364-1818
    MS Coast Rentals4.880 Reviews
    WebsiteView Page
    0Reply
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