Talking to sellers and first mailer

[Clay Walker]

I sent out my first mailer a month ago that was just a basic letter telling the homeowner I wanted to buy their house with a hand signature at the bottom. I sent out 496 letters and gotten roughly 100 calls (I think my name is the main reason why such a large number of people are responding). Anyways, I realized a few things during the whole experience.... 1.) I'm terrible at talking on the phone to sellers. While I'm talking to them I get nervous because I really don't know what to say and how to say it and that nervousness has led me to not even calling back potential sellers. Yes, VERY bad for business and I know I'm going to have to get over it and do it to be successful. Need lots of help here!!! 2.) I REALLY need to set up a call capture system. The amount of calls that come in requires some form of professional voicemail. 3.) I wasn't prepared for so many phone calls. I got hammered for 3 days straight and got overwhelmed very quickly by the influx of calls. 4.) I need to have a clear plan of what my goal is BEFORE sending out anymore mail. Am I going to wholesale? Fix and flip? Buy and hold? 5.) I need to get financing in order. Currently, I have no for sure way of funding a deal but I took the chance anyways on sending out the letter and I think that's been a big mental hindrance for me because I just don't know how I'm going to pay for a deal if I were to get one. 6.) When getting a list, make sure you place a maximum home value in the parameters on wherever you're getting the list from. I got a few phone calls from homeowners who's home is worth $350k-$450k. In my market, houses in that price range take a while to sale. Really the whole point of this post is to reach out to the BP community for help with talking to sellers, getting over the nervousness of talking to sellers, and trying to find out what it is that some of you do to make your phone calls with potential sellers productive and successful. Any help is appreciated!! Thanks!!!