Hi Everyone:I have been receiving some leads in response to my direct mail campaign for vacant land. 

@Matt Honeyford Like a few have already said, your problem is marketing, 100%You'll need to find some local wholesalers who find real deals and also start some kind of in-house marketing campaign. 

If you found a GREAT off-market duplex deal like driving for dollars or with a direct mail campaign, you may be buying it SO below market that you can afford the hard money loan and then can refinance it into a better loan in 6-12 months.

For those that use answering services for their direct marking campaign.

I am going to start a direct mail marketing campaign.

As a matter of fact, I'm starting my first yellow letter campaign this week. 

You can also look for off market from wholesalers or your own advertising campaign but that can be a bit more risky and you'd have to pay someone out of your own pocket to help with paperwork.

Curious as to the target market demographics , item of value or lead magnet you used and success rate for FB ad campaigns vs direct mail or other media spending?

I am in the process of forming my LLC but I figured I should launch my marketing campaigns asap and not wait.

Wondering if anyone is currently using something that accomplishes anything remotely close to this: Create and/or send comprehensive, automated drip campaigns using a variety of media including email, direct mail, ringless voicemail, and text messages.