Improving Direct Mail (by Ray-N-Pa [PA]) Feb 15, 2021 9:04 PM|
Improving Direct Mail (by Richard [MI]) Feb 15, 2021 9:50 PM
Improving Direct Mail (by Johnny B. [MA]) Feb 16, 2021 6:38 AM
Improving Direct Mail (by DJ [VA]) Feb 16, 2021 8:37 AM
Improving Direct Mail (by Ray-N-Pa [PA]) Feb 16, 2021 1:57 PM
Improving Direct Mail (by Ken [NY]) Feb 16, 2021 3:02 PM
Improving Direct Mail (by Ray-N-Pa [PA]) Feb 16, 2021 3:25 PM
Improving Direct Mail (by Allym [NJ]) Feb 16, 2021 9:14 PM
Improving Direct Mail (by Nicole [PA]) Feb 16, 2021 9:20 PM
Improving Direct Mail (by Ken [NY]) Feb 17, 2021 1:24 PM
Improving Direct Mail (by Ken [NY]) Feb 17, 2021 1:28 PM
Improving Direct Mail (by David [MO]) Feb 17, 2021 7:24 PM
Improving Direct Mail (by Dodge [PA]) Feb 17, 2021 7:43 PM
Improving Direct Mail (by Ken [NY]) Feb 17, 2021 8:28 PM
Improving Direct Mail (by Ray-N-Pa [PA]) Feb 18, 2021 12:56 PM
Improving Direct Mail (by Ken [NY]) Feb 18, 2021 1:55 PM
Improving Direct Mail (by RON SMITH [CA]) Feb 22, 2021 6:33 PM
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Improving Direct Mail (by Ray-N-Pa [PA]) Posted on: Feb 15, 2021 9:04 PM
I am interesting in learning some of your ideas to improve my direct mail campaigns
I use direct mail for looking for new purchases
So far my targets have been: probates, expired listings over one year old, and delinquent tax payers who eventually got caught up..
Improving Direct Mail (by Richard [MI]) Posted on: Feb 15, 2021 9:50 PM
* Places owned by people who live out of town and especially out of state.
* Places that have actions and fines from code enforcement.
*From court -- landlords who are evicting people.
*Maybe put ads on free or cheap places for landlords with tenants who are playing the "I don't have to pay because of Covid" game.
*Divorce filings in the court records,
*Places that have had fires.
*Places with long grass, or look abandoned.
* Bank REO departments for bank owned properties.
and, these days, if you want to risk it, places in cities that have had riots and firebombings (Seattle, Portland, and a lot more).
*Abandoned farms and places way out in the country (less competition).
Improving Direct Mail (by Johnny B. [MA]) Posted on: Feb 16, 2021 6:38 AM
Iíve pulled property records to target people that have owned multi families for a long time ó assuming they are now senior citizens and might be considering retirement. --73.186.xxx.xxx
Improving Direct Mail (by DJ [VA]) Posted on: Feb 16, 2021 8:37 AM
I also like to contact out-of-the-area owners & non-occupant owners who have owned them for a while.
I't pretty random & time-consuming for me to find them.
Does anyone know how to efficiently sort through public records to find them.
How to narrow it down to those parameters?
I am NOT a techy, and cannot write a program - or even run one without training! LOL --68.229.xxx.xxx
Improving Direct Mail (by Ray-N-Pa [PA]) Posted on: Feb 16, 2021 1:57 PM
For my expired MLS listing: I am using properties listed for sale in 2018 or 2019 that have not been relisted and did not sell. I am sending letter to the address of record from the assessment office.
About 1/3 of these places are second homes or out of area owners. I sometimes see where a deed transferred about the same time the property was listed for sale for $1 so I am assuming that these are either estate properties or divorce properties with the $1 transfer.
I am wanting to know HOW others are doing mailing listing creation. It is one thing to say go after "properties in a divorce". Anyone who has sat down with the either EX knows how difficult it is to close the deals with out hearing about how screwed up the world is, and how screwed up they spouse is/was.........you will get sucked in to the drama.
I have been told there are some skip tracing services that provide email and text phone numbers to leads if you can provide an initial list. Those line item searches are anywhere from seven cents to 20 cents each. I am wondering if they are worth the expense since some of these services will charge you for 100 search items monthly. --24.154.xx.x
Improving Direct Mail (by Ken [NY]) Posted on: Feb 16, 2021 3:02 PM
Ray,I have a broker friend who told me he used to go after divorce listings but every now and then he had to take a break from them just because of the volume of drama.I have bought lists a few times for the 20 cents and definately worth the expense if i can put a deal together.My best lists are the list for unpaid property taxes,i mail it monthly until the houses are foreclosed,the problem is they wait till the last minute to call then myself and my attorneys office have to scramble.That list is advertised right in the local paper and filed at the county clerks office --72.231.xxx.xxx
Improving Direct Mail (by Ray-N-Pa [PA]) Posted on: Feb 16, 2021 3:25 PM
For unpaid taxes, I chase an easier path with the thought process in place - everyone will be chasing the folks who are in line to have the county take the property.
Instead, the county publishes a list of folks who are suppose to go up for auction about six weeks before the auction. The county also publishes a list of properties that went up for sale at that auction. To make that list you have to be two years behind on taxes.
Me, I am looking for the folks who had a financial hardship in paying taxes but were somehow able to scratch together the funds this time to get the taxes paid from two years ago. These folks are not out of the woods, they need a life line and they will be back on the list next year in most cases. They need to sell - but they don't know it. That is my job to let them know that they can have some cash next week or they stand to lose it all in another 9 months.
As for doing the title searches - I outsource that just like I do post card designing. --24.154.xx.x
Improving Direct Mail (by Allym [NJ]) Posted on: Feb 16, 2021 9:14 PM
I got two calls today for two of my buildings to see if they were for sale. Apparently those callers are just looking at woman owners.
Sometimes I get a call from someone in front of my building who was just driving around. I have the best looking buildings so not sure what criteria they are using. Maybe some of them just pick out the nicest looking building. Wishful thinking there.
There was a house on my street with a crappy looking for sale sign and it was there for months. So when one of these lookers called me I told them about this house and sure enough it had someone fixing it shortly and sold. Maybe you just need to drive around and look at the for sale sign with the name of a realtor you don't recognize or a shabby for sale sign which indicates no realtor is working on getting it sold? --108.24.xx.xx
Improving Direct Mail (by Nicole [PA]) Posted on: Feb 16, 2021 9:20 PM
Off track from what you asked but I don't do mailings and I seldom purchase through a realtor. I see on here quite often how folks attempt to hide their identity, attempt to dig in and hide that they are an investor or landlord. I am the exact opposite. EVERYONE knows what I do. I belong to several local groups for different type things and attend meetings - not monthly but several times a year for each. Neighbors, friends, relatives, business associates -- coworkers, friends, family, neighbors of all those -- EVERYONE knows what I do. I go for coffee at a local place (never been in a Starbucks) and EVERYONE there knows what I do. Legion, VFW, same thing.
I really want the property where the homeowner passed away in another thread - I can all but guarantee no other investor will get past square one with the heirs. I have two other properties that I have irons in the fire where the homeowners passed away this past month after prolonged illnesses. On both of those properties, the heirs have known for about a year to talk to me first. That said, I a large metropolitan area it's probably not possible but in mine, everyone knows everyone and LOTS of people know me. --72.70.xxx.xxx
Improving Direct Mail (by Ken [NY]) Posted on: Feb 17, 2021 1:24 PM
Nicole,I agree and have no problem with the buck stops here.I love it when someone says arent you the guy who buys houses? i wouldnt get the deals i get if i pretended i was just the manager.I have no problem telling someone no,be it a tenant or a seller or anyone else --72.231.xxx.xxx
Improving Direct Mail (by Ken [NY]) Posted on: Feb 17, 2021 1:28 PM
DJ, You can buy a list for those parameters i have bought a few lists from melissa data and i know there are others just dont know there names --72.231.xxx.xxx
Improving Direct Mail (by David [MO]) Posted on: Feb 17, 2021 7:24 PM
I get so put off about mailings saying, "I want to buy your property". When you contact them they know nothing about the property. And when you ask "if you want to buy what do you want to pay?"
they refuse or give you a price implying they want it for free!
I receive many, many mailings. I now glance at them and discard. A personal call or contact works best with me. --75.22.xx.xxx
Improving Direct Mail (by Dodge [PA]) Posted on: Feb 17, 2021 7:43 PM
I hate the random phone calls and texts asking if I want to sell. --174.198.xxx.xxx
Improving Direct Mail (by Ken [NY]) Posted on: Feb 17, 2021 8:28 PM
David,Dodge that is because you are not desperate,i am in an area where noone else does mailings and most people who call are glad i mailed them,occasionally i get someone who yells and screams,my wife says it is because they realize someone knows they are in financial trouble --72.231.xxx.xxx
Improving Direct Mail (by Ray-N-Pa [PA]) Posted on: Feb 18, 2021 12:56 PM
How many people are in your farm market Ken?
I create my own list from the data that I harvest.
I used to buy data from a list provider and about 15% of it was total trash.
Since creating my own data set and then screening it - I get less than 1% return to sender and I am getting about 10% call back/internet site visit rate. I am tickled pink on that. It would be nice if it was better, but I want to make sure the business stays to scale. --24.154.xx.x
Improving Direct Mail (by Ken [NY]) Posted on: Feb 18, 2021 1:55 PM
Ray,I buy regularly in 3 counties combined about 170000 people 2 are rural smaller towns and villages 1 is a city with suburbs.The lists i have bought were not as good as the ones i put together,people freak right out when they get a letter from my bankrupt homeowner list if they never owned a house so i learned to double check that list before mailing. --72.231.xxx.xxx
Improving Direct Mail (by RON SMITH [CA]) Posted on: Feb 22, 2021 6:33 PM
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