Flipper/Rehabber · IL · Member since 2021 · 100 posts · 49 votes
I’m getting pretty far into wholesaling... I’m at the stage where I need to start making mass calls, texts, emails, D4D etc... I want to know maybe your guys best and most successful lists or strategies you guys use to get the most leads, and call backs... mainly lists and where to find them and what to ask for.
I’ve heard that tax delinquent, vacant, and inherited lists are pretty good and targeted. But I have not yet mailed to those particular lists, so I don’t have any data to give you. I’ve had pretty good results with D4D, it’s just a smaller list and pretty time consuming (for me, at least).
@Caden Wakim depends on how niche or broad you want to go. Absentee is the best for going broad in my opinion. For Niche lists, I'd say probate, water shutoff, tax delinquent. These are harder to get but that also means not much competition.
@Caden Wakim all of the lists mentioned are great sources for finding sellers. My opinion here, when defining your "farm" list and area, it boils down to time, systems, and capital. An investor with deep pockets and a staff may be able to mass mail and cold call multiple very wide lists to generate a steady flow of warm leads. Once all of these leads are generated, they need to be followed up, otherwise you have wasted money and potentially harmed a good lead for another investor. This is where having the staff necessary is crucial.
If capital is limited but time is plenty, I find it hard to beat a good driving for dollars list. There's something to be said for a specifically targeted off market deal. For me, I feel a little more invested in that lead and my marketing is catered as such. I'm also driving in my permanent resident area or areas where I frequently invest, so there is more of a personal relationship between me and the potential seller. For me, this immediately removes one layer of defense.
I put my driving for dollars leads on a mailer series of 4 handwritten letters, mailed every two weeks. Each letter has a little different content catered to the responses in my area. I've found the majority of my call backs are on the 2nd and 3rd letter and I'm always pleasantly surprised at the response rate I get on the driving letters.
In addition, we will skiptrace and call the list. If no response is received after the fourth call and no skip trace is successful, we will put them on mail campaigns we have going in that area. There is usually a few direct reach outs via door knocking within this time frame.
Best of luck to you on your efforts. Feel free to reach out for collaborative discussions. Iron sharpens iron.