All Forum Posts by: Joe Davalos

I agree with @ Nicholas Armstrong that a website isn’t priority i feel without a decent marketing budget I’ve heard but have not confirmed that In a competitive market to get good placement w good keywords you could pay close to $300 per click. If anyone could confirm on an average that would be great. When I bring in enough profit from Direct mail and cold calling I will look at pay per click advertising. I would think you would need to budget 5k a month to be effective . Once again I don’t have a lot of experience in online marketing. I did pay a grand for a good website for design and hosting for a year. That’s about it. Direct mail has landed me 3 deals since September and I started constituently in June. By being focused on marketing I was able to get 2 other deals through my office I do believe a good list is ultimately important But don’t let that stop you from starting. A fine tune list takes time to develop

Originally posted by @Brandon Phillips:

Joe, where about can someone obtain a list of absentee owners?

List source you can specify non owner occupants. You can eliminate corps and LLC You can request by zip code by age of owner percentage of equity or years owned. Bedrooms square footage The list is endless but the more specifics the more it cost. Once you buy the list you can download to excel file. You can also create labels You pay one time. As long as You save it it's yours

You would want to create a list if at all possible consisting of sellers in some form of distress. City liens code violations Property tax suits filed vacant property. That can take time Quickest list is buying from list source with absentee owners high equity probably over age of 50. I have been fortunate to buy 5 houses since early August and all the sellers were over age 50. I started with list source back in June and have continued to send but I have added distress sellers to my list. The list source number was close to 900. Last month I sent 2300 total. I have an other 800 to add for this month. I was gonna drop list source but one of my sellers came from list source after the 3rd mailing. All probability it will net me the most in 2017. So if you work it works. Don’t get discouraged if slow going at first. As you add to your list and send monthly the calls will come.

Best of luck. Don’t be surprised if you don’t land more than a few deals by month 6. 1 deal as you noted for sure. I hope much more and much success to you.

I got serious in June sent out about 1800 cards. A couple of not very serious callers. In July sent out more as I added to distress sellers list Had one potential lead. This one did turn into a purchase about 5 weeks later. 

If you throw out the month of  June   From July to end of September serious sellers Those that opened the door for me from my mailing it would be about 7 Of those 7

2   closed on 

1 under Contract 

1 am about 1000 dollars away from Locking in the deal

The offers accepted didn’t start until early September so it took about 2 and 1/2 months to see results

Tire kickers  from July to end of September close to the same number 

So it’s about 50 percent. 

On a side note as I increased my distress property owners list and the number of repeat  mailings and the amount sent increased I only see my calls increasing. 

70 percent are from distressed Property leads and 30 percent list source. 

Some people bash list source  and the first mailing was flake city. Sellers calling and telling you to drive by you do and then never picking up the phone again. I thought about eliminating and focusing on distressed property owners. I am glad I didn’t. One of the purchases mentioned above was a list source lead. It came in after third mailing. 

My future goal short term is 1000 list source which I am doing close to now and 4000 distressed seller leads. 5000 total. By next month I will be at 3500. So getting there  longer term goal is to double that 

Everything works somethings better than others but for certain surely nothing done and nothing doesn’t 

Depends on where you obtained the 800 owners data. Is there some elements of possible distress. Property tax issues Code violation issues vacant property registration list. If so then 800 for 6 monthly hits would be quite doable. You mentioned some specific terms long term lease and such that would limit your seller Pool as many would prefer cash but not all I am a postcard guy more bang for the buck. If you raised your list to 1000 you could quite possibly pay half of what you had proposed. Better yet instead of 800 send 1600. I just sent 2300 postcards with Resimpli for a great price. Mail hit last Thursday and I have already received a few potential seller calls. My list is 40 percent list source and 60 distressed sellers. By next month I will be up to 3200 if Those 2200 are distressed sellers Whatever you do don’t get disappointed if your first mailing doesn’t get any real seller responses. My first mailing had 3 not motivated not even remotely serious about selling sellers. It consisted of no real distressed sellers though. I was bummed but from the encouragement I saw on BP to keep mailing I did. I added to my list and After about 3 months I saw results. You might consider Reaching out to Ray Lai from Resimpli. His partner Sharad helped me greatly. It was my first outsourced direct mail campaign. Before doing it in house w postage and labor costs I was paying double and always had a hard time getting my list out. What ever you do Just Do It Yellow Letters Postcards which I call Golden Tickets they all work as long as you are in it for the long haul and work that list.

Docusign is fairly reasonable and easy to use. I have signed offers on my phone before. Look them up. Great for out of town sellers. They get a email from docusign agree to terms and hit a few buttons and once done it's sent back to you. At least in these parts title companies are ok with electronic signatures for contracts.

You can hire a skip tracer Volume pricing works best so compile a list of 50 owners. Contact a skip tracer. There are a few members here I have used @tony battle I have been pleased with results. You can request addresses and phone numbers. You will get data on about 80 percent most times. Of that 80 percent good intel on about another 80 percent or so. It varies. I've come close a few times but no contracts yet. Still trying.

Resimpli contact @Ray Lai he's a member here. Easy upload of your list. If you are looking for wholesale opportunities you might focus on Distress properties .

For a skip trace list contact @tony battle he is a member here and has a skip tracing company I use. In my opinion both work skip tracing and direct mail if done properly and consistently