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.

[David Crutcher Jr.]

Terry Evans it looks as if you've done your due diligence and targeted specific types of properties with a set number of equity & profit. I don't think anyone can say that you're missing anything as you have your plan in place and you've zoomed in on specific properties. You have follow up in place and all. One thing I could think of is what's your plan when the calls start rolling in? Do you have someone in place to handle the calls? Do they have a script or are you sending them to a voicemail service? If so are you calling back within 15 minutes? Do you have "boots on the ground" to view the properties within hours of the call?

[Terry Evans]

@David Crutcher Jr.  Let's hope that translates into some completed transactions from the campaign! When the calls start to come in, I should be able to answer all of them and meet anyone quickly as my schedule is pretty flexible being an RE agent. Not necessarily a script as much as trying to figure out the sellers numbers, although maybe I should review the question checklists on BP to use the phone time as efficiently as possible.  Have you had some success through DM, Yellow Letters?

[Jacquelyn Sarpong]

Everything's testing.  But you're off to a great start.  

[Terry Evans]

@Jacquelyn Sarpong

Thank you much. After reading some of the feedback regarding bankruptcy, I think I will remove that perticuliar lead catagory and allocate to the others.

Does anyone have some experience with the 30-60-90 Pre NOD's and DM?

[Account Closed]

@Terry Evans I think your approach is great, you have an outstanding understanding of what you need to get done!! 

One suggestion that I will add is possibly implementing a digital call service (Ring Central or Vumber).  This way when your phone starts blowing up you will know where the lead originated and its all organized for you when you get the calls.  

[Brandon Johnson]

Are you mailing the same 10,000 leads once a month or splitting up your 10k leads over 6 months?

[Terry Evans]

@Account Closed 

Mailing a total of 10,000 letters to 1,667 leads over the course of 6 months.

[James Danchus]

It's really detailed. You obviously have given this some thought and set yourself up for success. Keep this thread posted on the results. I am curious to see how it goes.