All Forum Posts by: Zackary C Dunn

 Of course. Let me know when you have something I would love dibs and if it's not for me my real estate team has a pretty large investor database, I would be happy to put you in contact with.

Personally, I think most buyers will have an issue with you bringing them a deal off the mls. I know as a flipper and an agent I see a very useful service wholesalers provide. I don't mind paying assignment fees because there is a lot of leg work that goes into finding and negotiating with motivated sellers. If you don't do the leg work, at least my position is you don't deserve to be compensated.

As far as the central Florida market goes, there is no denying we are in a declining market. That being said its going to have to be a stellar deal to entice an investor to jump because no one knows what the ARV will be in 3- 6 months. This is not to say deals and investors aren't buying but I suggest showing ARV at least 20% less than the current market

Feel free to message me I have a couple different ways to find them. I would say you will be much better off finding an investor to fund 100% and leave the hard money alone. 

If a lender is going to lend the 20% down it will probably require him to trust you more than him lending the full amount. If he lends the full amount, he holds the promissory note and if you don't perform to the terms, he can foreclose. If he only lends 20% even if he has you sign a promissory note, he takes a backseat to the 80% lender.

They will also likely want a share of the proceeds not just a set percentage of what was borrowed if hard money is involved.

Im assuming this is for flips or Brrrr's and not long term or short term rentals?

If I’m understanding your question correctly, you are trying to figure out how to find other investors to partner with or to lend to you to accomplish your deals.

If that’s the case I have no clue if the chicken came before the egg…. But I know for a fact the deal came before the money. If you find a great deal and can show the numbers make sense you will find the money. 

Relationships require a value exchange. So if you’re looking for the capital you either need to be the deal finder or the laborer. Since your a RN I’m guessing you don’t have a lot of free time which leaves you with having to find a deal along with proving to the investor that you have a good enough relationship with a contractor that the job will actually get done.

If I miss understood the question sorry for the long response. If you find a deal and still can’t find the money let me know and I’ll work directly with you to find it.

The marketing "rule of 7" states someone has to be exposed to you or your brand 7 times before taking an action on your product or service. 

After learning this I started brainstorming on how to optimize my time and finances to show to my target audience as many times as possible. I like the ease of direct mail but at .70 a piece it becomes expensive. Even mailing my list once a month it takes 7 months for 7 touches. I still utilize direct mail as an alternative touch, but it is not my main bread winner.

I loved door knocking due to the low cost and face to face relationship building. However, my time no longer allows me to use this regularly making it impossible to get 7 touches.

The majority of my previous deals came from cold calling. The headache of Federal and state DNC regulations and the dedicated time it takes has led me away from cold calling recently. I did find they were much more open to talking if they had already heard of me or seen my advertisements somewhere.

Social media was great for free advertising by posting in community pages but since the special ad category became a thing, I've hated paying for ads. The more I payed, the more people they showed it to, but it didn't let me dial in on my target audience.

After consistent brainstorming and analyzing the benefits and downfalls to each I came up with my solution. My main focus is to utilize custom audiences on facebook. This allows me to upload my lists and when I pay for ads they show to my target audience. Initial tests and trials I have ran for others shows for $2 a day of ad spend a test list of 256 will see your post a total of 2,405 times giving you about 9 touches a contact resulting in a price of .02 a touch. Anyone who interacts with the ad will get direct mail piece sent to them, and a phone call my next call day.

(I'm the only one I know of doing these custom audiences. If you want to know how to do it just reach out.)

What do you think of my plan and what are you currently doing that's working? 

My first deal was from postcards so I have definitely seen they work. As with anything in marketing the "Rule of 7 applies." On average a client has to see you 7 times before choosing to buy a product or service.

I dont think there is any wording that would get someone such as yourself to sell as you are not the target audience for most investors. The best return is to always go with a pain point financial (foreclosure, bankruptcy, liens), change in familial status (empty nester, new baby, divorce), vacant property, etc.

Another less motivated group which you may be in would be tired landlords. This group is obviously less motivated and would need a different message to respond. I've had better luck with this group by building actual relationships with them. 

I would also add I always to get more marketing touches. Due to the cost of direct mail I add in door knocking, cold calling, and digital marketing. I'm currently running Facebook ads directly to my mailing/ call lists bypassing the need for the special ad category. I'm averaging a cost of 12 cents a touch this way and hitting a frequency of 9+ a month. 

My first deal was from postcards so I have definitely have seen they work. As with anything in marketing the "Rule of 7 applies." On average a client has to see you 7 times before choosing to buy a product or service. The suggestions above are great ways to decide and improve your actual marketing piece. I would also add to get more marketing touches. Due to the cost of direct mail especially if your newer I would add in door knocking, cold calling, and digital marketing. I'm currently running Facebook ads directly to my mailing/ call lists bypassing the need for the special ad category. I'm averaging a cost of 12 cents a touch this way and hitting a frequency of 9+. Feel free to reach out and I can talk you through how to do it

For Zip codes the cheapest option is every door direct mail directly through the post office. I'm not sure however if it will work for letters but I know its good for postcards 

My first deal was from postcards so I have definitely have seen they work. As with anything in marketing the "Rule of 7 applies." On average a client has to see you 7 times before choosing to buy a product or service. The suggestions above are great ways to improve your actual marketing piece. I would also add to get more marketing touches. Due to the cost of direct mail especially if your newer I would add in door knocking, cold calling, and digital marketing. I'm currently running Facebook ads directly to my mailing/ call lists bypassing the need for the special ad category. I'm averaging a cost of 12 cents a touch this way and hitting a frequency of 9+. Feel free to reach out and I can talk you through how to do it.

@Robert Myjak I’m not in your area so I can not speak from experience however I’m sure you can find a reputable contractor to help walk you through the process. I would expect to pay $40 to $60 an hour for phone conferences and $60 to $150 an hour for in person. Something to keep in mind is that the actually county inspectors are quite versed in walking homeowners through the steps, area building codes are easily available online, and there are some very high quality contractors with YouTube channels now showing most everything. One thing to keep in mind is if it was in my area a homeowner can act as there own general contractor only if they plan to owner occupy for at least the next 18 months. So if you plan on moving soon I wouldn’t say anything to the permitting office. Good luck with your project in that area I’m sure it will be worth the investment.