Philadelphia Market - Marketing for Deals

[Thomas Hudak]

I'm a Realtor/Investor in the Philadelphia market.  I do a lot of marketing for off-market deals on paid Facebook ads.  Lately, my lead flow has struggled (CTR-ALL has been declining and CPL has been significantly increasing).  Some of this might be do to seasonality (I don't have anything to compare to because I started marketing on FB about 9 months ago).  Recently, I began calling expired investment property listings.  It's been a while since I have done this.  Wondering if anyone has a benchmark of #of calls-to-lead conversion rate for this activity?  Also, interested to hear what other investors are doing.  Feel free to reach out to discuss further.