Hi guys, we’re in a few new counties in AL and FL. We are using Launch Control to text as our primary marketing tool. The one thing I’ve noticed above and beyond other counties in other states is that these leads more than half of the time request an offer by text/email only! I cannot reach them by phone. They forward my calls to vm and never return my call.
I prefer to call leads of course. I try to reach them 5 times by phone and they are on a 10 day drip if they don’t answer after my 1st attempt. So, they know we are trying to reach them obviously.
Making offers by text isn’t very effective and I would like to know what you all do for these leads? A lot of the time, I have questions on the lot that I would need answers to in order to really narrow down my offer range. If I can’t get the answers to these questions, it’s very hard to make an offer by text/email and convert it to a sale.
I do agree that talking to someone directly gives you a better read on them than email or text ever will. But in today’s world, you’re likely going to have to work with people who prefer digital-only communication. We’ve completed a few deals where the only communication was through email, and everything went smoothly.
One last tip: if a seller will only communicate by email or text and won’t take a call, don’t let that stop the conversation. Remember, most of these sellers are getting multiple offers a week, sometimes even multiple a day, speed matters on these cycles.
I know, and I also take into account that the initial outreach was a text so it’s not so crazy that they want to keep it that way. It’s just that some comps are a wide range and it’s hard to offer that through text. Also, can’t gauge a seller’s temp through text. My business partner is very against making an offer through text but that’s what the sellers are asking for.
I understand. We only mail for marketing and even when people call in it can be so hard to get them back on the phone. The phone conversations make negotiating so much easier.
Yeah, I’ve noticed that too. Some sellers prefer text or email offers because it saves time and keeps everything in writing. Makes the process a bit smoother for both sides.
Keep in mind, when you get a response from a mailer, it’s usually because someone actually raised their hand and said they are ready to sell. Text is mostly completely cold outreach. You get 10x the amount of tire kickers on that platform. I pre-qualify through a pretty large text offer range before even trying to get on the phone. You will be wasting a lot of time trying to get a hold of people who have absolutely no intention to sell and they just want to see how much their property is worth.
With texting, the most important thing is to be able to comp properties quickly. If you spend 15 minutes comping a property for every person that says “what’s your offer” but has absolutely zero intention to sell, you are wasting valuable time that could have been spent reaching out to more people.
If you give them an offer range and they say yes (very rare) or they say no, but counter with something in the ballpark, that’s when you go all out and try to contact them by any means necessary. That’s when you need to put your sales hat on and try to get them over the finish line.
Also, for people that say no, make sure you put them on a quarterly drip until they actually tell you to stop or to take them off your list. Sometimes situations change and suddenly they want to sell now. I had a deal recently where Launch Control hit the seller 9 times in 7 months and that 9th time they responded and pretty much said “I want to sell now” and we got it closed and funded within 2 weeks.