All Forum Posts by: Jason Farmer

The only uncomfortabe thing with double closing if your using a new buyer, is when you have to explain to them why they are signing a contract with you for a property and your name isnt on title. I have had a few buyers walk from that. Thinking it was a scam...Tryong to explain to someone im closing on it first. Then selling it to you can be very confusing to someone that hasnt seen doubl closing..Other than that its the best. You even get a deed sent to you becausee you owned the home for a few hours..Its great for tax purposes, adn its even better when your seeking hard money. It gives the imprssion youve got "skin in the game" 

@Tony Johnson You have to sign up for a bulk mailing permit to buy stamps at a cheaper rate.

You have to send more than 200 pieces each mailing and it cost a misely $200 a yr..They have other restrictions like all the mail hs to be the exact same, the same font the same size...etc....and you can get the live stamps in a roll

However they have it set up to upfront you only pay .10 cents for the bulk stamps, so that allows you to take them home and put the stamps on them. And then when you bring them back they charge you the remainder .21 cents to send them out...Which is a total .31 cents for each stamps...I like to buy 10,000 upfront at $1000 because i can have the letters alreay made and stamps on them, ready to go out week by week. So my only job is to get in my car and drop them off.... So they make it easier only having to pay the .10 cents upfront...

Anyhoo, I found a company that was willing to make my letters they charge me .25 cents for the complete letter, including folding and stuffing. They use the machines...And an extra 3 cents to roll the stamps on. And i set with them and showed them what i wanted, and i told them to make a mock but show me how i can make it cheaper..Since they are the professionals. I wanted regualr size paper, with party evelopes. But the dont have a machine to do that type of fold. So they created something for me i love. Smaller paper (almost standard) with a 3 fold, with an envelop with a huge screen and the printed the mailing address on the inside on the paper. So that allowed them to save money that way and make it where machines can do the work. And it depends im sending alot of letters as of lately betwenn 6k-12k a month...Here in CA you really need to be sending about 20k a month to get consistant calls..Its tough here

@Greg Stovall

Bulk mailing is way cheaper than regular mail so why wouldnt i like that....And with bulk mailing you do use peel and stick stamps. You can buy a rool of 500 for $50.....a roll of 3000 for $300 or a roll of 10,000 for $1000...They are your regular firsst class peel and stick stamps. Some bulk mail users dont want to spend the time peeling stamps so they pay a little more and use metered or print on stamps...

I always use the peel and stick...Only set back is the 500 roll you have to tear each stamp and lick them your elf...All the other rolls 3000, or 10,000 you can just peel off...I buy the roll of 10,000 usually. Goos 2 months worth supply...

And to be honest eberyone has thier reasons and systems and im sure any could say why my method sucks and they woudlnt use it, vise verse....But when i started i wanted to spend less and make more....My first deal came from a $250  mailing campaign and made me 10 grand so i liked that concept more at that time. So i didnt care about how long it took....Now its the other way around...Im growing in my business and more importantly  im growing mentally...

@Tony Johnson 

i dont do them anymore myself, i found a company to do it for slightly more, im doing alot of mailing and this saves me sooooo much time...but..its simple

paper from costco 5000 sheets, cost 24.99 not even 1 cent a sheet

envelopes from walmart small party size  $1 for 100 envelopes equlas 1 cent an envelop

Ink varies but i can set my printer to print fast copy and get almost 2k letters out of one cartridge, my letters are not long about 5 lines at most..

USPS charges me .31 cents per mail "i have bulk mailing $200 a yr"..

Pay my niece and her friends to fold, or payed a stay home mom...roughtly .05 per enveloped stuffed

It takes lot of time to do it on your own, but if your on a budget its perfect, pic 2 movies you really enjoy and sit at that printer and refill the paper machine, and feed the envelopes....I did huge maiing usuing this system if your doing a couple hundred you can get it done in no time...Its Work work work....but if you like money like i do then its nothing...

excuse the misspelled word and Grammer mistakes...auto correct isn't so correct after all

double close always...it's the easiest way...no one sees anything so no one has questions....personally the I've never had a buyer interested in any of those others methods like selling my LLC...to much to get an LLC time after time..anything over 5k is a double close....after the start up cost of an LLC you'd save alot just payin for a double close and offering that incentive to the seller and buyer...

Personally Ibe never heard of a real person in real life selling an LLC to get a properate...it's kind of guru hype to me...although It can be done....

A double close woth your funds or the sellers funds is the cleanest way everyone's happy. I Just got a wholesale deal from a very seasoned investor le that had over 250 doors here in So Cal....he dosent even know the wholesling world really exsist... he's an old school...buy and hold guy....and he was very impressed with how fast and smooth my process was....he gets a lot of letters for some reason he liked mines...most of it came through the closing process...what u promised wad what he saw on oaoerwork.  So he's giving me a chance to unload a hand full or properties.....I just personally love the double close it fixed the impression you did actually what you promised...the same name and terms you go under contract with are the same names and terms you close with....anyhoo...that my opinion on both. ..

@Joey Vasquez 

Listen to what @Joel Owens just told you...

Very very very sound advice...

@James Wise 

again i find it strangley odd you would reply that way....

Your a licensed gent right?

@Matt R. yes an agent can do that, there's a license agent in this thread that does it all the time...

@James Wise Its interesting you would post that reply..