All Forum Posts by: James Heller

Hi Anne! I felt the same way for a long time, in the beginning you need to find a way to make it fit ON TOP of your current responsibilities! As you ramp up on the real estate side, you can begin to ramp down on other things, for me it took about 2 years of juggling. Some do it much faster!

I made a video documenting my entire first year, feel reach to reach out and I can send it to you!

I have a go-to HML with awesome terms (.5 orig/10% int). I'm really looking for a PML who will do second positions for creative deals (that I hold longer term) or to increase my ability to take on fix and flip projects. Or simply a first position with higher leverage would cover half of my need

Same boat. Had a guy named George Walker reach out to me on FB and the terms look attractive .... Maybe too attractive? Can't find anything on them anywhere else on the internet. Let me know what you all find

I can’t say I’m familiar with reverse D4D. 

I never got my contact rate where I wanted it to be, so I went a different direction. I’m now using Calltools, and generally at like 0.5-1% CR. But I’m able to increase overall call volume considerably, so we’ll make 6000-7000 calls in a day and get 40 or so contacts. I also use texting which does seem to be fairly effective. But there are people that simply don’t text! So it’s not an all in one solution

Whitelisting is the process of 'letting the service providers know' that you will be making a lot of calls. It links your Caller ID to your business and should help your calls not be be blocked or show up as spam.

Here's an article that might help

https://support.phoneburner.com/hc/en-us/articles/360054041772-How-to-prevent-your-calls-from-being-flagged-as-spam-scam-likely-etc-

My team does around ~35,000-40,000 calls each week currently and we get 200 contacts or so. 6 months ago in May we would do around 7,000 calls/wk and get 80-100 contacts.

In January however, we would make 4,000-5,000 calls/wk and get that same 100 contacts. One big change I made from January Q1 - Q2 was uploading 10 potential phone numbers instead of 3 or 4. That appears to be a mistake.

More puzzling is when it was only myself making calls, I would make around 400-500/wk and consistently made contact around 8% of the time.

With respect to your cash buyer question -- yes and no. When the market was hot and everything was a deal, it was very easy to find people interested in what I was digging up. I still have a fair core of buyers today, but people have become much more picky. I think buyers are more selective not only on properties that they buy, but also sellers/wholesalers that they work with

Wow Mike, really appreciate the thorough answer. I’ve also read up a bit on stir/shaken and such. Long story short, is the answer just having tons of DIDs? I’ve heard something like 100 calls/DID/day is best. 

Also, you mention registering numbers. I’ve heard positive results of doing this. Is there some reason you would suggest against this idea?

Has anyone noticed contact rates going way down recently? This time last year, I was getting somewhere around 6-8% fairly regularly. Now, I'm consistently getting 0.5%. This is really affecting lead count!

I've heard of some new spam blocking systems like Shaken/Stir, and I'm wondering if other factors might be at play. I use Mojo and sometimes buy DIDs from them, I've also scaled up my operation and we make quite a few more calls now. Any ideas??

@Adam Macias with you 100%. The moment rates changed, buyers made in incredible halt on purchasing in Denver, the Springs, Fort Collins and other CO hot spots. 

I made a pivot too! With less buyers looking at my properties, it’s time to start tapping some of the cash I’ve worked to build up and get down to business. I’m happy to flip my own deals, and adapt to the market. 

I’ve got fantastic private lenders as well that have been twiddling their fingers while everyone takes a vacation ;) I’d love to discuss taking on some of these projects that you’ve got going on!

@Jeremy H. You've obviously put a lot of thought into this. These are all solid methods, and ideally you will have deals come from each of these. Just like @Patrick Drury mentioned, by bread and butter is cold calling. I did this myself for ~7 months before hiring on a team to pick up that part of the business.

I've had success with vacant homes, multi families that have been owned for a long time (in certain areas), and 'driving for dollars' properties. I've found that we have much more success finding homes that are not people's primary residence. If you ping me I'm happy to send you a video I made on my very first deal that details out a lot of the info you're looking for

James