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All Forum Posts by: Paul Flanagan

Paul Flanagan has started 4 posts and replied 11 times.

Quote from @Andres Montbrun:

Hi Paul, I've been following your thread with interest and wanted to throw in a few thoughts that might help scale your marketing efforts. I'm considering the possibility of funding some of the marketing directly, but before taking any steps, I'd like to get a clearer picture on a couple of key points. For instance, what sort of reporting or transparency measures do you have in place regarding your campaign results? Are you tracking detailed KPIs like cost per lead, conversion ratios, and overall ROI from your mailers? Knowing how you monitor and adjust your marketing spend will be critical in making sure any funding complements your existing system seamlessly.

I’m also curious about the average turnaround on your campaigns—how quickly do you see results, and is there an established process for recalibrating your approach based on performance data? I believe having a solid framework for performance measurement could be a game-changer for scaling further, as it ensures that every dollar invested is optimized for maximum return.

If you’re open to a deeper conversation, feel free to DM me. I’d love to chat about the specifics and see how we might work together to boost your marketing without the usual equity sacrifices. Looking forward to connecting!

@Andres Montbrun Thank you for taking the time to respond. I agree with your belief that "having a solid framework for performance measurement could be a game-changer for scaling further, as it ensures that every dollar invested is optimized for maximum return".

Im a firm believer in that math...it only makes sense to do so. With that said, I could do better at following metrics. 

I will definitely DM you to speak deeper as you put it. For the benefit of the BP community, I will answer your questions here so that others that read this tread will know my answer.  

Q: what sort of reporting or transparency measures do you have in place regarding your campaign results?
A: I rely solely on the weekly reports of my CRM with a focus my focus being on open rate. I make adjustments based on suggestions from the software as well as personal knowledge. 

Q: Are you tracking detailed KPIs like cost per lead, conversion ratios, and overall ROI from your mailers?

A: Yes and no. As stated earlier I could definitely pay more attention to KPI's. I pay more attention to ROI from mailers, but I do have a measurement of both. 

Q: how quickly do you see results, and is there an established process for recalibrating your approach based on performance data? 

A: My campaign open rate has increased, but is still below 30%. Sales rates are increasing every year. This is measurable. I keep great records of cost of goods sold as well as sales. The only established process for recalibrating my approach is the desire to do more and my unwillingness to become complacent. 
Speak to you soon and thank you. 




Quote from @JT Olmstead:
Quote from @Paul Flanagan:
Quote from @JT Olmstead:
Quote from @Paul Flanagan:

@JT Olmstead Our normal acquisitions buy box will retail for 3k-25k. Sometimes the yield is up to 2400%


Understood. If you're primarily dealing in the sub 25k market then that's going to be below the minimum for many of the lenders I would otherwise recommend.

I assume you've tapped out the easy LOCs with Amex, Quick Books, and Your Regular Bank? Have you explored High Interest options like Blue Vine?

@JT Olmstead Actually my mind space was not there. What did you use those lending options for if you did at all? Acquisitions? My mind space is not there. Finding funding for deals is not my issue. I have deal funding contacts. My funding need was geared towards mailers. Not sure if my deal closing ratio would be fast enough to offset loan interest. Was yours?


At the end of the day all we are really talking about is availability of capital and cost of capital.

Based on your original post I seem to have incorrectly assumed to that availability of capital was your primary issue. If you are not facing any capital constraints on the acquisition side (which for most land businesses is the more Capital intensive part) then the solutions I'm suggesting should be all the better.

With the high margins in this niche, paying 15% or even 20% for Capital that is used for marketing (assuming you can make even a 5x ROAS, and I expect yours is a lot better than that) should be a no-brainer. 

You are looking at making a 500% return on a 20% loan. That's a bet I would take all day.

Now obviously there are lots of other limitations to scaling a business but as far as capital availability goes I would strongly recommend you look at some of these easy to obtain LOC's like AMEX. Depending on your Revenue you can easily get a couple hundred grand pulled together, that can be used for basically anything, at a cost of between 10% and 15%.

@JT Olmstead I totally understand and thank you for your insight. 

Quote from @JT Olmstead:
Quote from @Paul Flanagan:

@JT Olmstead Our normal acquisitions buy box will retail for 3k-25k. Sometimes the yield is up to 2400%


Understood. If you're primarily dealing in the sub 25k market then that's going to be below the minimum for many of the lenders I would otherwise recommend.

I assume you've tapped out the easy LOCs with Amex, Quick Books, and Your Regular Bank? Have you explored High Interest options like Blue Vine?

@JT Olmstead Actually my mind space was not there. What did you use those lending options for if you did at all? Acquisitions? My mind space is not there. Finding funding for deals is not my issue. I have deal funding contacts. My funding need was geared towards mailers. Not sure if my deal closing ratio would be fast enough to offset loan interest. Was yours?

@Bryant Brislin we are and  an afford it, which is why its getting done. We just dont want to afford it, therefore freeing up funds for other allocations 

@Bryant Brislin the majority of our deals are financing lots...so not cash deals. Thanks for the credit card suggestion. Our business is debt free,  and my concern with the credit card method would be those higher ticket lots would have to sell fast enough to avoid interest every month. I would hate to find that the lots are selling quick enough and Im stuck with 25% interest.

@JT Olmstead Our normal acquisitions buy box will retail for 3k-25k. Sometimes the yield is up to 2400%

Were looking to scale our land company and wanted some ideas on how to proceed! Any ideas welcome. Our business machine is well oiled and been in business since 2018 with hundreds of deals done and about 100 open land notes still active. As we DONT want to sell any equity in the business, my idea was to find funding for the mailers and acquisitions in exchange for a percentage of the return on the acquired property after selling it on terms or cash. Lets connect if your ready to draw up some funding contract or if you have an idea of something else we should be focused on to scale! Thanks in advance and let me know if we can help you on anything at all else as well!

Were looking to scale our land company and wanted some ideas on how to proceed! Any ideas welcome. Our business machine is well oiled and been in business since 2018 with hundreds of deals done and about 100 open land notes still active. As we DONT want to sell any equity in the business, my idea was to find funding for the mailers and acquisitions in exchange for a percentage of the return on the acquired property after selling it on terms or cash. Lets connect if your ready to draw up some funding contract or if you have an idea of something else we should be focused on to scale! Thanks in advance and let me know if we can help you on anything at all else as well! 

Post: Can't Find "Delinquent on Tax" Filter on ListSource.com

Paul FlanaganPosted
  • Investor
  • Dallas, TX
  • Posts 11
  • Votes 0

@Kreg Thornley Better late than never reply help here. Hope you found a work around for what you wanted to do. A solution that I would use to your problem would be to acquire the ENTIRE tax roll from the county that your interested in for a price by calling them up and asking for it...or use some paid website like "datatree" to acquire the ENTIRE tax roll. Once acquired you could use the fiver or upwork method that somebody mentioned earlier, and get that VIRTUAL ASSISTANT to scrub the entire tax roll down to just the delinquent APN's by cross referencing the APN's on the particular county treasure website. Heck you get the tax roll, and Ill use my team to do it for you! 

Post: Cochise county AZ 2 acre assignment Available

Paul FlanaganPosted
  • Investor
  • Dallas, TX
  • Posts 11
  • Votes 0

Looking to assign a 2 acre parcel in Cochise county AZ. Buyer wants 1600. Retail comps show 6.5k Contact me here if interested and Ill email you the deets!