We have been at this for about a year now and our incoming leads are non existent. We started like most, pulling lists from city and county websites, skip tracing and then throwing them into an auto dialer and called them.. we had an internal guy doing the calls then brought in a VA. We had scripts, when they didnt work we would change them. When that didn't work we would change them again. We would reach out to gurus online and other local more successful wholesalers doing the same thing and still we got nowhere. We called foreclosures, tax delinquency, absentee owners, code violations... and still NOTHING!

Mailers were the next logical option. We sent out thousands of letters. We also sent hundreds of postcards. We have tried various versions of the same letter. And the responses we get are usually telling us where we can stick "things". Again, no sales. 

We've done Facebook ads, Google ads, Carrot Websites, still nothing.

We switched over texting and have had more leads come in but very few willing to set appointments and none closed.  We have even expanded to other areas of town and even other surrounding cities and even then nothing.  The handful deals we have done have been inbound leads.  But my inbound leads have been coming from my personal network, not our marketing efforts. 

I know one thought is going to be me.  I don't want to sound arrogant but I've been in sales for 15 years and done quite well.  I may not be the best at wholesale sales but I can't be terrible.  

What are we doing wrong? Where can we get better? What more is needed?  I'm coachable so I'd love any feedback. 

I've been working smaller towns in Texas. It's a lot more work on the disposition side, but I'm too scared to have my reps calling the big cities or even an hour form the big cities, since those folks get hammered so hard. We are calling cities that are 2 or 3 hours away from the biggest cities in Texas. I'm not saying it's easy, but we definitely are finding sellers who are willing to talk. When we tried calling San Antonio, my reps said everyone seemed angry that they spoke to. We also work California, where I'm based, and for the cities in CA that I want to work (i.e. resort towns in the mountains) we are sticking to text blasting since I know they are already getting a lot of calls.

There are too many (wholesalers, agents, investors) targeting the same people at this point. When inventory is low, it makes finding a deal (anything) even harder. Right now you can list anything on the MLS and get tons of interest.

Best of Luck!

Gimmicky off-market purchase tactics are designed for and may work on occasion in distressed markets where buyers are few and far between.  We are going through a national surge in home sales right now.  Your experience simply reflects your market's current status.

@Collin Corrington I definitely don't have it all figured out, but I like to think I buy pretty decent deals and do all right.  I think in general, marketing costs are more expensive here than people expect.  I'm paying just under 5k a deal, which I'm working to get that closer to 2500-3k. But even then I average around 20k...and thats a combination of wholesaling and wholetaling.  

For me the biggest thing is follow up.  I have an appointment this week that originally reached out in june...its taken 37 touches and 6 months to get her to an appointment and thats not counting my facebook and google ads she probably sees daily.  

Glad to help if i can.