Posted on: March 16, 2021

There are a lot of ways to do marketing in real estate. The challenge is to determine which marketing strategy works well. In the real estate investing business, one of the most effective ways to market is text blasting. It may sound so simple, but it is powerful, and it goes a long way to reach sellers and buyers to blow up your business. Imagine how many deals you can get just by sending a million text messages to distressed property owners!

In this episode, Brent Daniels, with Erick Martinez and Chris Martinez, will explain why text blasting is essential aside from calling. They will also break down the top Five important Core Principles to know to attain success in getting deals, as a highlight of this episode.

If you are into real estate investing and are looking for other ways to explode your deals into millions of dollars, then this episode is just right for you. It is time to know the details of doing text blasting. Enjoy the tips!

Key Takeaways

  • Another window called Text Blasting
  • The technology that Brent uses for text blasting
  • The first principle to know is sending quick responses.
  • Common responses from buyers
  • The ideal number of text messages to send
  • On monitoring the percentage of delivered text messages
  • The second principle to know is to have multiple openers.
  • The recommended number of openers to have
  • The third principle to know is to switch up openers every 100 text messages sent.
  • The fourth principle to know — put reminders for lead follow-ups.
  • The fifth principle to know is to get on the phone ASAP!
  • A walkthrough on how to get deals through text blasting works

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Episode Transcription

Speaker 2:
Text blasting. I am telling you, you can get some absolutely phenomenal deals from text blasting. I’m here with Eric, I’m here with Chris and these guys actually work in my office, work for our company. Which is excellent because they’ve sent almost a million text messages to distressed property owners. Now you might be wondering why send text messages, Brent, you make all the calls, you’re the TTP guy. But listen, we only get ahold of 8 to 10% of people on the phone. A lot, most of the people don’t answer their phone, so you got to get ahold of them some way. Remember, we’re trying to have quality conversations with distressed property owners. So if one door is shut, go in through the window and that window is text messaging, right? So what I’m going to do, what we use is for the technology that we use for text blasting is called Lead Sherpa.
Now a Lead Sherpa’s available in some areas, but it’s sold out in most areas. If you do get into it, use the coupon code TTP for a discount. But there is different products out there if you can’t get in there, that you can use to do text blasting. Okay? Now with this there is some features in this that is very specific to this product. So we’re going to try to avoid all of that when we’re explaining what we’re doing here. And we’re just going to go with what philosophy you need, because these guys have come up with the list of the top five things that you need to know so that you can be successful. So, before we break down an actual lead here, let’s go over the top five things, Okay. So what would number one be?

Eric:
Quick replies, I think is a good one to have. Okay.

Speaker 2:
So, you send out a text, somebody texts you back and you want to reply quickly.

Eric:
Yeah. Because everyone pretty much responds with the same thing. Just like cold calling, you’ve got the same six responses. It’s either yes, sure, not now, leave me alone.

Speaker 2:
Yeah and the beautiful thing is the same thing, I don’t care if you’re at a door, knocking on a door, I don’t care if your cold calling, I don’t care if your texts blasting, you’re getting the same responses. When you ask somebody if they would consider an offer on their property, yes, no, how much will you give me? Maybe in the future, who are you? And how’d you get my number? Right. The other thing with text messages is just another form of a no, which is do not call me, DNC, go to hell, you guys are terrible. Leave me alone, right.

Eric:
We get a lot of stop. They just say stop.

Speaker 2:
Right, right, right. So that’s a version of no. So remember, you’ve got those responses. You can still use the same script. Typically, you can build off of the same script that we use for cold calling. But you guys have been master, I mean, you guys send out a lot of texts every single day. What do you guys see?

Eric:
As far as like responses?

Speaker 2:
Yeah. You said, that the number one thing is you want to get a fast reply. Why give a fast reply, Chris?

Chris:
We want to give a fast reply, anything over 10 minutes and you lose the prospect. So if we’re doing it quickly, then you’re going to get better results.

Speaker 2:
Right, so you text, “Hey, would you consider an offer?” They say “Yes or whatever, maybe, how much will you give me?” If you’re not back in 10 minutes, they forgot you text. They’re on with life. They’re like, “This is a scam. Nobody’s there. This is a robot. What am I doing? This is weird.” Right? Okay.

Eric:
I think just it’s just nice to have… Instead of typing it out have a real [crosstalk 00:04:28].

Speaker 2:
What’s your capacity? Literally how much do you think that you can text at a time and get responses, and respond quickly? So that it is not overwhelming, you know what I mean?

Chris:
Oh, well that depends on the response rate.

Speaker 2:
Okay.

Chris:
I mean, because if we’re doing Arizona, we can do a lot, because you’re not getting a ton of responses. But the other places you get like 20 plus response rate, then it’s hard to keep up with that.

Speaker 2:
Got it. So this is really important. So is that list dependent too? As area dependent? Because I know when we text land…

Eric:
Oh yeah. That’s true. Yeah. Yeah. Land’s crazy. Yeah, and it doesn’t matter where you text, so far in our experience.

Speaker 2:
Right. Okay. So it depends on your list, it depends on your area. So you’re going to have to test that out. But how many would you say test it out with 10, 50, 100? See what the responses is? See if you can stay on top of it?

Chris:
I mean, I like doing a hundred.

Eric:
Yeah.

Chris:
Start off with a hundred and get off of that.

Eric:
See how many respond to that. Because you immediately start seeing your inbox. You refresh it and you’ll see how much are in your inbox.

Chris:
You’ll know if something’s wrong, if percentages are off.

Speaker 2:
Got it. What does that mean for percentages are off?

Chris:
I mean, typically you want to be above maybe around what, 70% delivered.

Eric:
Yeah, delivered.

Chris:
Anything lower than that, then there’s something that’s getting blocked to the carrier. So you want to probably switch up that message.

Speaker 2:
Got it. So it’s probably the actual message that you’re sending initially. So if you send the same message over and over and over and over, all of a sudden the carriers are going to see that as spam and they’re going to block you. Interesting. Is that number two?

Eric:
That’s actually number two, yeah. Switch up your [crosstalk 00:06:07].

Speaker 2:
What is number two?

Chris:
Number two is just switch up your responses or your messages, your opener. Your initial message.

Speaker 2:
How many openers should you have?

Chris:
I mean, you can have [crosstalk 00:06:17].

Eric:
I have 11.

Chris:
You got 11?

Eric:
Yeah, I got 11.

Chris:
I think I have around 10.

Speaker 2:
Yeah. Okay. And you switch it up, different ones, so that they get opened. You want 70 to 80%. Whoo, this is great. These guys are so nervous to be on here, I tell you. They’re doing great though. This is really good. Number three.

Chris:
Every 100 messages switch up. Switch the message. So I got that from Jason, because he said, “Notice the same response or the same opener.” So every 100 messages we switch. So I have one through 11. So 100, message one, 200 message two, 300 message three, and so on.

Speaker 2:
Got it.

Chris:
So I switch every 100. And we both…

Speaker 2:
Got it. That makes sense. And then what’s the number four thing I need to know?

Eric:
Take advantage of reminders.

Speaker 2:
So reminders, meaning what? What does that mean?

Eric:
So this is not something I used to do in the beginning. He actually got me into it more. Reminders, you can actually set a reminder and they’ll email you on when to actually follow up with that.

Speaker 2:
So put it in your schedule.

Eric:
Right.

Speaker 2:
Make sure that you’re… If you’re not…. So we have reminders with Lead Sherpa, which is great. But most systems have it, so just play around with it. But if you need to schedule it yourself, just make sure… It’s lead follow-up, it’s just tracking your lead followup, right. Just making sure that you’re staying in front of the hot and warm leads, right? Okay. And then what’s the fifth one?

Eric:
Oh, get on the phone as soon as possible.

Chris:
Love it, it’s probably the best one, yeah.

Speaker 2:
What do you mean?

Chris:
As soon as there’s any interest, get on the phone.

Speaker 2:
Like yes, maybe, how much will you give me? Like that? Or are you getting all the way down to how much do you want for it?

Eric:
Once they tell us the price and it’s within a decent amount, we get on the phone as soon as possible. We just try to get on the phone.

Speaker 2:
Awesome. So let’s go over the top five tips? Okay.
Number one. Fast response. Yeah.

Eric:
Quick replies, yeah. Have multiple openers. Switch every 100. Reminders, utilize reminders and get on the phone as soon as possible.

Speaker 2:
And I think, listen, they said that it is the most important get on the phone as fast as possible. People will send you, they’ll give you a ridiculous prices, they will set up an appointment with you and they’ll send you to the FBI’s headquarters or whatever, right. I mean, that’s happened. I mean, they send you like different numbers to call them on. They send them… Get them on the phone to make sure that they’re serious, right. Okay, good.
So now guys, you’re going to actually break down a lead. You’re going to look at what it looks like, a conversation between these guys and somebody that is on one of our distressed property lists. This is on a multifamily list, which is exciting because multifamily are huge deals. So I’m going to let them take it away.

Eric:
So this is basically how it’s going to look once you open up a message. So somebody responded to this text message. So it’s pretty basic it just says, “Hey so-and-so, would you consider a cash offer on your property on so-and-so? My name’s Eric, looking to buy in the area.” He responded, “Maybe next year.” I said, “Why next year? Are you working on the property? Taxes? Okay, how much would you consider selling for this year?” “180,000.” Oh, this year.Thats good.

Speaker 2:
So that’s going through the four pillars of pre-qualifying, right? Except for did you get condition?

Eric:
No, we don’t him, because we want to get on the phone.

Chris:
We used to get condition through text, yeah. Now we’d like to get that on the phone.

Eric:
The only thing we try to go for is the price. So he said, “Maybe next year.” Usually when they say maybe next year, if I say, well… Usually when I would say this, “Why next year? Are you working on the property?” “I’m not selling, not interested.” He actually responded, so that was nice. But yeah, the only thing we try to get is the price and then we get on the phone. Yeah, so that’s pretty much it right there. We can go through the other ones [crosstalk 00:10:01].

Speaker 2:
And then you got it linked to Zillow, so that you can get over quick, press it, and you’re going, that’s exciting. And you pick up the phone, when you get somebody to this point and you just call the number that you’re texting, right?

Eric:
Yeah. So actually this is how we get on the phone. So it actually call relays. So it would basically send us a text message. We call that number of display, the number we’re texting them from. That’s pretty much how it goes. And then we got to connect it to Zapier. So when we push it to Zapier, it’ll go straight into Podio as well. Okay.

Speaker 2:
That’s that’s above and beyond.

Eric:
Yeah. [inaudible 00:10:32].

Speaker 2:
That’s next level. That’s next level stuff. Okay good. Yep. I think the important thing is if you’re going to send out the text messages, respond really quickly, make sure you get them on the phone. Don’t worry too much about asking them really long questions because they’re not going to respond over texts. Get them to the point where you can try to get an idea. If they’ve got a decent price in it, and then get them on the phone and get an appointment and get them locked up. We’ve made hundreds of thousands of dollars this year, texts blasting with these two guys. And so they are the pros. How can people get ahold of you if they want to reach out?

Eric:
Instagram. We are on Instagram.

Speaker 2:
What is it?

Eric:
Martinez senior.Erick. E R I C K.

Chris:
Facebook. Chris Martinez.

Speaker 2:
There you go. There you go. He’s secretive. There you go. Anyway, that’s it guys. I hope you got a lot out of this. Obviously, when you are skip tracing a lot of info, you need a lot of data to be able to do a lot of text messages. You need a lot of phone numbers, so make sure you get good quality data. Batch Skip Tracing, obviously, is who we use. Use the coupon code TTP to get the discount at 18 cents an address, call them, have quality conversations. If you can’t get ahold of them, then text them. That’s the second way to open up that line of communication.
Thank you guys for being on here. That was awesome. And if you are interested in joining the most proactive group in real estate investing, it is the TTP family, this is the TTP program. Go to wholesalinginc.com/TTP, that’s wholesalinginc.com/TTP. Check it out, scroll down, if it feels good in your gut, sign up for a call. I look forward to working with you personally. And until next time I’ll close out as I always do to encouraging you to talk to people. Until next time, see you. Love you.

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