What is the best direct mail for over age 65, high equity, owner occupants?

[John Horner]

In the past all of my direct mail has been to high equity Absentee Owners. I started with yellow letters but found that Postcards really work best to reduce tire kickers and promote motivation.

I am trying a new list and I'd like your opinion on what is the best form of direct mail.

I have a list of 1800 owner occupants, age 65 and over, 70% equity or more and only in the prime zips.

I am thinking because of the higher end area that a typed letter is best, but what is the best message for this group?

Thanks all!

[Dev Horn]

In a competitive market (as we have today), real estate investors typically buy distressed property for what it is WORTH in its current condition.  If you buy a house that has not been updated since 1978, has foundation issues, and a bad roof, you're not paying "far less than what it's worth" if you pay a price that allows you to (a) purchase the property - which ties up your capital, (b) make $30,000 of improvements - which ties up more capital, and (c) ultimately sell it at a retail price so you can make maybe a 10% net after the smoke clears.  The people that think this business is about giving people "less than their house is worth" are likely not real estate investors at all, because those of us that do this know we're in a very competitive stage of the RE market and no one is giving their house away.  If you are someone that tries to trick seniors into a bad deal, that is not real estate investing - that's just trying to screw people.  We most often see that with "wholesalers" who have no idea what houses are worth.  Actual cash buyers that do these renovations know that this is competitive business with tight margins and no "easy money" or idiots giving their houses away.  If you take advantage of someone, you need to own that - don't put that on the hard-working, honest, ethical investors who are trying to make a big while turning distressed properties into nice homes worthy of a retail price. YOU ONLY GET TO "ARV" IF SOMEONE DOES THE "R".