All Forum Posts by: James Watson

@Jerryll Noorden Oh how things have changed!  Look at this beauty I found from last year. 

I’m a little over halfway through and have seen my google rankings go from 4-5 up to 1-3.  It’s not a “pay for a company to do your SEO” sorta thing. It’s a lot of hard work, but damn it works.  

Hey guys!

We are currently averaging about 1 single family deal per month and looking to ramp up some marketing to increase deal flow.

Currently I am handling mailings personally, handwriting envelopes, stuffing envelopes, etc

We are looking to automate our direct mail campaign. Looking to target single

Family homes. Currently we mainly do lighter rehabs/flips and wholetail.

First, I know there are a lot of threads regarding best direct mail campaigns, strategies, etc.

I have found a lot of the information is dated enough that I wanted to see something more current and a thread we could get some active discussion going.

We are going to throw $2,000/month at automated post card mailings. I’ve gotten quotes from 7-8 companies and think I have our

Pricing and company figured out.

What I am curious about :

How much time between a follow up letter to owners? We were looking at mailing each owner every 8 weeks.

What list criteria has been most effective for you? We are looking at age (greater than 60), equity > 65%, and absentee owner. Anything we need to look into more or add that has worked great for you?

What has your response rate been on your post card mailing campaign?

How often do you purchase new lists?

Have you found that certain days of the week are more ideal for mail delivery?

Any other tips, pointers, cautions, etc.

Thanks guys! This community has been super helpful to myself and my team and is much appreciated!

James Watson

@Barry Pekin Awesome! Thank you for the reply. I have always thought disclosing would be best, just wasn’t sure how that happened without coming off the wrong way.

I like your example you provided. Thanks a ton!

Hey guys, newer to bigger pockets.  We are currently investing in some smaller multi-family properties and doing some minor fix and flip rehabs to provide additional cash flow for reinvestment.  We recently built a website and it is generating a decent number of leads.   We are looking to start wholesaling a few deals, mainly heavier flips that we normally pass on as we are not wanting to park cash anywhere for too long.  

I am curious for those of you who wholesale, do you disclose to the seller that you are going to wholesale the property.  If so, would you be willing to provide an example of how that conversation goes?

Thanks for all the help!

James Watson

@Dave Arbaugh yea that is frustrating. I have noticed a lot of the responses I get from my direct mail is “we want to sell, make me an offer” but are unwilling to set up a showing, unwilling to provide appropriate financials, etc.

Just doesn’t sound like these folks are real motivated to sell.

Keep pressing on, good things will come.

@Dave Arbaugh Curious how this ended up. Did they ever get back to you?

My apologies if I misunderstood, I thought you were looking to wholesale it to an investor.  

Hey Dave, 

I am new to the forum, but just wanted to chime in.  We have been purchasing a few smaller multifamily buildings this year, mainly duplexes.  When we underwrite a deal, we typically use the following:  7% vacancy, 15% repairs, and 10% management.   Just wanted to throw that out there, not sure how others structure their deals, but typically that is how we figure.  Hope that helps.