All Forum Posts by: Dennis Rodriguez

Hi @Steven Coppola, 

The one way we do it under our wholesaling business and the way all our clients find deals is by marketing to off-market deals. You could start by putting together a list of potential sellers in the area you want to target. There are several ways you could build the list of addresses. Then you come up with a letter where you basically tell that person your interest in purchasing their property. Once you mail the letters, you will start getting calls from these people. Most will be pissed off because you are sending them "stuff" (it's part of the business to get these angry people), but you will also get some people that need help getting rid of their property. Those are the ones that will get you the properties at 80, 70, 50 or even 30% discount from ARV.

There are of course numerous other ways to market to off-market deals like FaceBook, Cold Calling, Google Adwords, Driving for Dollars, Networking with other investors/Realtors, Bandit Signs, etc... All these methods have been discussed extensively here in BP. We like yellow letters because they work for us. 

Good luck and happy investing

@John Park I would find information about people in your area that can do house cleansing services. A spritual guide or pastor/priest that can go in and move entities out. We flip a lot of houses and we hire a lady every now and then to go in and clean our houses with incense and she does her thing/prayers to keep bad spirits out. I get all the jokes but I do believe you should be serious about her concerns. Dennis

You need to define big money. To some people mailing 100 letters every month is BIG money and they can only commit to sending 20-30. To others, BIG money is $30,000/month in marketing. What I tell our clients is this, start with an amount you can commit to for 5-6 months without starving to death. If you can only commit $200/month for 6 months then go with that. 

We see clients wanting to go BIG and send 5,000 letters and then they quit for the second month because they didn't get the results they wanted. We explain this to them but some are fixed into the go big or go home mentality. On the other hand, we have clients who send 400-500 letters every month steady and they get houses to keep them motivated to invest and slowly grow their business. Mail what you feel comfortable mailing consistently and don't worry too much about the big dogs in town. They are mailing and they will continue to mail but the pie is big enough for you to get some deals if you know what you are doing. Remember, getting the phone to ring is only part of the equation. 

Good luck,

@Jazmine Mena congratulation on your first mailing campaign! Do you have a script to go over once you get your first call? If not, I'll send you one we use that cover pretty much everything on that first call with the potential seller. 

Good luck and happy investing.

@Brook Wilson just like @Ayman Elmasik said, start working on your Buyers List. I personally don't think you need to have a 25,000 list with people from Mars listed as "cash buyers" but you will need to have a solid list. Yes, everybody says find the deal and the buyer will show up. But the reality is that it isn't that easy. 

We have had to build our list slowly and with a lot of effort but our list is composed of true buyers that either have added themselves to our cash buyers list by visiting our landing page website or people we have personally met and asked us to include them on our list. You can always ask around the local REIAs and some people would offer their 37,950 buyers list for only $997 but to me that is the "easy way" and probably those addresses came from a car dealership or McDonalds or god know where. I won't sell my list and I won't buy anyone's list (period). 

Regarding your question about frequency of mailers, every 4 weeks works for most of our clients. Some that are doing a lot of volume send every week but to different areas in order to keep their acquisitions team busy with calls and appointments every week. But that is long run when you get to send 10,000 - 20,000 letters every month. 

Good luck with your business. 

@Juan Monge I sent you an email from my business account.

@Kellen Canfield I think that is a very personal thing. We mail them all the time as "Dear XXXXX, LLC" for many clients and since we also own rentals we get mailers from everybody addressed as "Dear Same As Cash LLC". I don't see the problem with that. The reality is that my LLC owns the property not me.

Again it is a personal thing. Any of the suggestions above would also work fine, Dear Owner or Dear Neighbor or even Dear Investor for the LLC's and Inc's.

Good luck

Feel free to call me tomorrow at (832)833-6600

@Reggie Taylor form what I'm reading, Atlanta is as hot as Houston. Maybe your only option is to market for off-market properties or get very close with a network of Realtors that can possibly bring you pocket listings from clients with houses in bad shape that they don't fell like listing on the MLS.

If you choose the marketing route there are several services you could use to pull your target list. Let me know if you would like a little guidance and I can get one of our reps to give you a call and see how we can get you started. 

Good luck and happy investing. 

Nice income producing property. Currently rented at $1,200 with extremely good paying tenants. This is a turnkey project. House was completely remodeled last year. It has new 30-yr shingle roof, new A/C, new electrical wiring, new plumbing, new floors, new kitchen cabinets, new bathroom fixtures, new lamps and paint in and out. Enjoy this cashflow for years to come. Just 1 hour south of Downtown Houston.