@Travis Steinemann Due to much more government scrutiny there are additional regulations that are coming out later this year that will make SMS & RVM marketing increasingly difficult and much more risky.Check this out:  The Advent of 10DLC & What it Means For Real Estate InvestorsAlso, have you noticed that caller ID on your cell phone is now showing names of people not saved in your phone?

You're entitled to your opinion but I've had many callers comment how my card hit them at the right time.

I am to a point now that 99% of the time I can tell within the first sentence from the caller if it's going anywhere.

In other words, when they call in response to your mailing of the original language, you capture through caller I'D their phone number, then text blast to all responses an I buy ugly houses text to weed out your responses to your new language.

I use Pat Live, they record the number for hang ups from caller ID and send that to you as well.

Some of these callers are truly going through a tough situation while others are just simply rude and unpleasant to begin with. 

I wanted to give my callers the benefit of a live person no matter when they call. 

He recommends writing a standard script of questions the service can ask of the caller.

. - Just like @Shera Gregory, after setting up the time to show, I immediately add the caller to the contact on my phone with "Property: Name" for upcoming communications. 

But I've been working with lots of callers recently and met with one.