Deal flow fix & flip.
Hi all, how are you guys getting deals good enough to flip? I'm doing cold Calli with very little luck, started looking into mailing campaign but besides the expense it'll take 6-8 months to get anything since multiple pieces of mail will have to go out to the same home owner before getting a deal, thanks!
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I wouldn’t think about this as cold calling vs. direct mail. The bigger question is what list you’re working.
A flip needs a pretty unusual seller: enough equity to take a discount, enough motivation to actually take it, and a property where the rehab/resale math still leaves you a margin.
I’d rather work 500 properties with an actual signal behind them than cold-call 10,000 random owners. Vacant properties, inherited/probate, tax delinquency, code issues, tired landlords, failed/expired listings, pre-foreclosure, long-held properties with obvious deferred maintenance, etc.
Then underwrite the deal backwards before worrying about the marketing channel: realistic resale value minus rehab, carrying/transaction costs and the profit you require = the most you can actually pay.
And 6–8 months isn’t necessarily a failure. A lot of off-market acquisition is pipeline. Somebody who tells you no today can become the deal six months from now when something changes.
If you’re getting almost no traction at all, I’d inspect the list and the offer math before spending more money changing channels.