"Next Level" Marketing to Motivated Sellers?

[Robert Grunnah]

I've been flipping now for almost 15 years in and around Austin, Texas. We've built our business up to 30+ renovated flips per year and have moved into Dallas and soon San Antonio.

90% of our deals come through direct mail (and our budget will hit $200,000 in 2018). Sometimes we find a deal through a referral or MLS, but it's rare.

Question to those who do similar or more volume: Realistically, how can we up our game beyond direct mail, which we've essentially saturated?

Wholesalers' deals are too thin for us, and we've tried Pay Per Click and Organic search rankings (expensive with little practical return). I've never had anyone place bandit signs, advertise on radio or billboards, etc, and I've never cultivated other real estate newbies to see who wants to go bird hunt for me. I suppose we could do some or all of these things.

We want to do 100 flips a year without working with wholesalers, but we need to find another vector to owners who are motivated.

Anyone have recommendations?

[Tina Thompson]

@Robert Grunnah, I totally agree with Andrew. I do PPC for a living. Who was doing it? A professional, or someone that just knew enough to be dangerous? Not all PPCers are created equal. Inbox me if you'd like to talk more about it...