FIRST DIRECT MAIL CAMPAIGN - 10k PIECES - LOOKINGF FOR FEEDBACK

[Terry Evans]

Hello BP,

First and foremost, huge shout out to BP. I would not have gotten this far without it.

Currently on the tail end of my first Re-Hab project which should be wrapped up within the next couple of months. Once the home is sold I would like to have a constant flow of properties to wholesale while being able to obtain more end game capital on future re-habs.

I have spent quite a bit of time educating myself on the forums to develop a plan of attack, which your feedback and input is greatly appreciated.

The Plan

Total Pieces Mailed: 10,002

Total Leads Mailed To: 1,667

Total Mailings: 6 (once a month)

There are 5 different lead types all with at least 40% equity and nothing less than 50k appraised value.

1. Recent Probate Filings - With Real Property <------ Professional letter in the docs section

2. Tax Delinquencies - 3+ Years (Absentee only?)  <-------- Better than average generalized Yellow Letter

3. 90-Day Pre NOD's<--------- Better than average generalized Yellow Letter

4. Recent Evictions - Owners 60+ Miles <-------- Better than average Yellow Letter or Professional Specific Landlord Letter?

5. Recent Divorce Postings or Recent Bankruptcy Postings <------ Your thoughts between the two and which mail piece? ....In your experience, do these folks have enough equity to justify them on the DM list? Should I skip this section of leads and allocate the spaces to the other categories?

What feedback do you have for the lead choices, do you think it would be better to put all my mailing efforts in a single category? Seeing as how this is my first go with direct mail, do you think I should take one category at a time and do 1/5th of the mailers to start with to make sure that a direct mail campaign will be successful.

What am I missing? I do not know what I do not know...

Thank you kindly for taking the time to share your insight and experience.

[Shanequa J.]

I do absentee, code violations, probate, and taxes.

As long as you have the resources to mail to your categories, do it.

1667 is not too much to handle in the Houston market. I average 3-4 calls per 1000-1100. You can break it up into weeks, but I don't see the need. 

I was doing NOD, but the equity wasn't there. Evictions I did, but stopped because I was already doing absentee. I never tried divorce nor bankruptcy.

Did you get your current property from your mailings?