Direct Mailing Lead Won't Answer!

[Account Closed]

I've been investing in the Minneapolis area for nearly 5 years now.  Here's my last few flips:  

http://www.spacecrafting.com/fejy

http://www.spacecrafting.com/fxz4

http://www.spacecrafting.com/fvvn

http://www.spacecrafting.com/fkwj

Only recently have I begun to seriously put money into marketing (mostly direct mailing) to find non-MLS deals. Like yours, my local market is hot and I'm growing increasingly frustrated with the MLS competition. Anything priced remotely well is in multiples. I wrote on a MLS listing the other day that had 40+ offers. FORTY. I decided it's time to find other ways to acquire properties.

Here's my dilemma:  

I got a call this morning and when I answered the caller hung up.  I immediately called back a couple times with no success.  I reverse searched the phone number to find it's a land line in my target area.  I had mailed a letter to them a few days prior.  Looked into it further to find that there's at least 75% equity in the home.  Jackpot!  

I call again and leave a voicemail (in a tone of voice that is much friendlier than I actually am).  

I live in the area, so I did a quick drive by.  The garage door on the detached two stall garage has completely fallen down.  Appears to be recent.  My best guess is she got fed up with homeownership that day and decided to give this pesky investor a call.  All speculation of course...

Long story short, I simply can't get a hold of this individual.  Thought I'd crowdsource this one!  

*  How aggressive is too aggressive when it comes to following up?  (read:  how many times can I call per day before she considers restraining order options)

*  If she won't pick up the phone, I was going to follow up with a hand written note.  Any verbiage you've had success with?

Thanks in advance everyone.  

- B. Hayes