Direct Mail success in SoCal???

[Alex Bejenaru]

I wanted to get feedback if anyone is having any success with their mailering campaign in Southern California. It seem that the area is so over saturated with other investors sending yellow letters and other types that response rates are ridiculously low (acquisition rates much lower). The few that do call want close to retail making it impossible to flip with any margin. The consensus is that absentee w/ equity mailers (regardless of how good the mailer) is a waste of resources and wondering if there is a more effective strategy to using Direct mail in SoCal. ( ie probates, pre foreclosure, owner occ, etc) I'm not trying to sound like a "Debbie downer" but wanted some advice as to what direction would make more sense while being more efficient. Am I really to expect that each property I acquire to flip from direct mail will cost me about $4k-$8k to acquire? I understand many parts of the county may not have the same difficulty but right now I'm only focused on SoCal. 

[Bernie Germani]

I will share what I have been doing lately for direct marketing which has been probate leads. I will send the PR 1 letter stating we want to buy their home, the next week is a voice-mail through sly broadcasting( they get a voice-mail without the phone ringing) that says Hi we sent you a letter, last week, we still are interested in buying your home, please call as soon as you can. The next week is followed with a similar message via text. The 4th week we send an email to the attorney handling the estate, and then we start all over again. On average we are sending out about 125-150 per that week for mailers. 

Our April numbers 219 letters went out, 83 calls, looked at 27 homes, and bought 4. I only know of probate leads, as these are the most motivated sellers, plus they have telephone numbers, and address, with the attorneys info, what else do you need???