I need to make my mailing lists smaller because I sent out one big thing of mail only one time.

Unless your lender has tons of junk fees it shouldn’t be that much.

Kind of goes along with #1 but more on top of the ground - if it's a lot in an established area there's a not small chance that all the junk from the other lots was pushed onto it, since it wasn't very buildable in the first place.

Here are a few strategies that have worked well for finding deals and buyers:**Finding Deals:**- Driving for dollars is a classic - look for boarded-up windows, overgrown yards, and code violation signs- PropStream and BatchLeads can help you pull targeted lists (pre-foreclosure, absentee owners, tax delinquent)- Direct mail still works, but you need volume and consistency - don't give up after one campaign- Networking with probate attorneys and estate planners can get you access to motivated sellers before anyone else**Finding Buyers:**- Go to local REIA meetings and introduce yourself - cash buyers are always looking for good deals- Build a buyers list by offering free market reports for your target area- Check who's buying in your market via public records or PropertyRadar- Facebook groups for local real estate investors can also be goldThe key is that once you have a truly good deal at the right price, buyers come out of the woodwork.

If this is from a bank and not a private lender / HML  DSCR Lender or Broker. then yes thats highthe banks I deal with  1 point origination no junk fee's what so ever appraisal I pay for and standard 3rd party closing costs  IE escrow and title fees.. thats in OR WA NC SC FLA those are places I have borrowed from commercial banks. 

I was seeing ~15% of my budget wasted on postage for vacant lots or invalid addresses.I actually built a small tool to 'pre-scrub' my lists against Google Maps data before I send them to the mail house.

just got a note from one title company we do bizz with and they are going to charge 450.00 per file for this reporting requirement  so probably another junk fee profit center for closers.

Cold calling works.SMS works.Direct mail works.But none of them work consistently without a system behind them.What’s your current outreach stack?

Wholesalers who do both fix and flip them self and wholesaling only the junk properties that they already know are dogs. 

Having been in this business since 2015, I’ve seen the industry evolve through multiple phases—from the direct mail era, to the rise of cold calling and texting, and now into the AI-driven, compliance-heavy environment we face today.This post breaks down how my wholesaling operation is structured in 2025, what’s changed, and what systems I use to consistently close deals in today’s market.A Brief History of My Wholesaling Journey (2015–2022)2015–2018: Direct Mail Dominance: Back when I started wholesaling in 2015, the primary way to generate deals was through direct mail.