He Luvs Direct Mail

General Real Estate Investing
241

The budget shouldn’t be your starting point. The quality of your list is the starting point.

The more you sift a list, the more expensive the list becomes. However, the tighter the filters, the higher the quality of responses, and by the same token, the cheaper and more efficient the list turns out to be.

For example, if you’re looking to do lease options, the ideal criteria would be:

Mid-range price points
Little to no equity
Fixed rate loan
3/2/2’s
Houses only
Has a pool
Has a fireplace
Is owned less than four years
Has newer 1st and 2nd mortgage

After that, you’re looking for vacant, rent-ready houses.

You mail as much as you can afford. Once you’ve closed on a deal, you now know what the conversion rate is, and what it costs. Then you scale up accordingly.

Otherwise, your budget depends on the marketing funds you have.

*** Many investors fail to reinvest their profits back into marketing. Or they don’t spend what’s necessary to get a conversion in the first place, and then assume that what they’re doing doesn’t work. The fact is, they failed to invest enough to create a positive result. And the quality of the list can have a big impact on both the cost of marketing, and the response and conversion rate(s).

Meantime, you spend whatever is necessary to get that first conversion, and then act accordingly.

That said, if you spent $5k in marketing and netted $1k on your first deal, then you know that for every $5k you invested in marketing you’re likely to net $1k. So, the next time around, you invest $10k and net $2k. The next time you invest $20k, and you net $4k, and so on.

As long as you net more than you spend, you’re on the right track, and you continue scaling up until you’ve reached your income goal(s).

That’s simplistic of course, but it illustrates a more conservative view of how much money is required to achieve a net profit.

I’ve refined my mailing list criteria to the point where I know what type of homeowner is going to call me; what he owes; the kind of house he owns; and why he’s calling.

Meantime, my marketing costs can run about 10% of my gross profit on average inventory worth about $350k. That is, for every $7k I spend on marketing I can expect to create/capture $70k in gross equity.

**** However, those results came after learning to spend $7k and losing $14k. I got smarter. Just saying.

That’s all I got now.

242

My city is shutting down, restaurants and bars, schools and businesses and even the airport is almost vacant.
My biggest fear is the trucks are going to stop running, we need these truck drivers to stay healthy.
On the other hand, is this pandemic going to open up huge opportunities for us to profit?
Millions out of work, mortgages not being paid, property values declining fast?
Looking back; I made my most money when the economy had tanked, between 2010-2017
Will I feel bad for the distressed homeowners cashing out b4 they lose it all?
Will I feel bad for taking advantage of the situation? Yea of course, but that’s what I do.
Real estate wholesalers are bottom feeders, I know it, and I sleep good at night.
It’s our attitude, that we are helping, not taking.
Anyways, I’m thinking we all need to be optimistic and consider the opportunities coming and without any quilt.

243

Now I’m getting worried, how are we going to profit on this pandemic if were dead?
I just read that 50 NYC cops have the virus, so that means every person that was arrested, givin a traffic ticket, everyone in court, the lawyers and the cops families and on and on are reeking.
I heard it can transfer by air and even be on your paper currency.
What kind of alien micro bug is this? Some say it was most likely an animal virus that somehow got into a human host and mutated and split and evolved and a super virus was created by nature itself, to do what it does best, to infect and multiply.
The deer population in some states has a virus that incubates for over a year, then turns their brains to mush. But hold on, hunters may be consuming them cuz they look healthy. And it’s showing up in the Elk and Moose population.
It’s friking fascinating how these germs have evolved over the millions of years. Some of the dinosaur bones shows these creatures suffered from similar viruses.
I’m gona order the new Doom Eternal game and I can save our planet from these hideous fictional monsters while hunkering down.

244

I personally love doing direct mail. In my market I don’t think it’s being utilized very well. It’s also very time consuming which I think turns off a lot of these “get rich quick” people.

245

It still feels like winter, cold and rainy as in 2 hour massive cloud bursts w winds and more comin.
My last trip to Walmart was 3 days ago, I managed to grab a big butt roast, 2 paks of salami and 2 bread an then the lady clerk says, I’m sorry u can only buy 2 cans of tuna. The guy behind me had 6 loaves of bread w nothing else and I heard her tell him the same.
Next day my brudder went and got his fav cereal and milk and said they had some TP, I told him he better go back right now cuz masses gota wipe their assets. He screwed around for a few hrs and on his return, of course, the TP was gone.
The real estate guru’s are getting revamped for different tactics. One of my first pitches came just yesterday, it says to get ready for the “Foreclosure Tsunami”, I’m thinking, I want faster and easier than waiting 6 months or 2 yrs for foreclosures to start hitting the market and dealing w realtors and banks is nuts.,
Here’s the plan, we lay low and hunker down for a while, in a few months or sooner, with this population not working, some desperate out of work homeowners will need survival cash.
Here comes Rando and other wholesalers and investors to save the day, & we know how to get them the cash they need and a new start.
Of course I expect property values dropping faster than fast.
I got a fire going an playing the old 2016 Doom game, my Amazon order of DOOM Eternal is scheduled for frikin May.
Hunker down, and use positive thoughts to shield against the bad.

246

The 3 most likely places to be right now for some deadly virus infections are, 1. Cruise ships, 2 Navy ships & military installations, and 3, jails and prisons.
These people are crammed into tight spaces. The perfect conditions for this life sucking virus to thrive and multiply.
The 1918 pandemic thinned out the army barracks and the flu actually killed more soldiers than the WW1 conflict.
Can you imagine 675 thousand Americans died and I dont remember how many world wide. We didn’t have a tenth of the population as now.
Trump wants us all back to normal activities by April 1, because any longer than that, the economy will implode.
Wat was extra wicked w the 1918 flu is it came in 3 waves, each time stronger and more deadly. All life forms on this planet have had to combat these viral microbes, scientists say they probably shaped our planets life forms by evolving stronger immune survivors and their descendants.
Well that’s comforting.
I’m gona go to Walmart and see if they got restocked and if the last minute preppers left any provisions.
My childhood buddy Thad called, he says his wife threw him out after 30 yrs, he needs heart surgery, he has no vehicle, got 7 buks in his pocket and was holed up in his sisters garage.
Oh man, it was sad, he started crying wen we started reminiscing of our younger days of listening to Jethro Tull and the Moody Blues and smoking pot, running wild and etc.
We all have so much to be grateful for.

247

I’ve started my survival garden, tomatoes an Squash, acorn, butternut and zuccinni, I’ll plant some in the front yard. The birds are eating my flower seedlings as soon as they come up, how many sparrows does it take to make a meal? I’m looking at those Canadian geese in the flood control pond across the street. Are crows edible? I believe they are protected cuz they consume carrion.
I went to Walmart Sat and they were fully stocked cept for toilet paper, paper towels and pinto beans. I seen a few 20 pound bags of rice and I shud hav grabbed one.
Is anybody buying and selling real estate?
Here in my city (Fresno CA) everything is going well, lots of traffic, stores are open, children playing on my street, cheap gas, just no TP.
So for now I’m gonna do some gardening, enjoy this spring weather and hunker down with my dog Rambo.

248

Our targeted deals are these landlords that are not getting rents and want to cut and run… And homeowners also cuz the frkn economy is going down. Cud ther be some homeowners needing survival cash? Can we profit or shud we run for the hills?

And oil prices rumored to be at 99 cents a gal soon.
I watched this insane guy on You Tube named David Wilcock on a 5 hour rant about the most insane shitsky I ever heard, and I was buying it. It was all about Government, Hilary assassination’s, 911, federal reserve, mass arrests in Italy of this highly secret war w the Cabal & Illuminati coming and our military forces behind Trump on and on, oh yea plus a new money system coming with this impending economic collapse.
He goes on to say these secret ruling people running this country and the world are hiding technology that will giv us unlimited energy and free for the humans and change the frikin world.
I know, it sounds too good to be true.

249

I had been hearing about how there was a secret island run by billionaires that imported and abused underage children and wealthy pedo’s flying in on private jets for sev yrs, I thought it was biggest BS rumor I had ever heard, then with the arrest of Epstein and his sketchy death (assassination) in jail, I find out it was all true. Then it comes out that our former prez Bill was on that plane 26 frikin times and also the prince of England?
I also been hearing how this secret Cabal & illuminati has been buying up patents and assassinating inventors of new technology that wud free us from the oil dependency. It seems they like these huge profits from gas and oil and electric power to feed their lifestyles.
And I wondered why in the hell we are always at war and I now hear the weapons of mass destruction and other lies are manufactured to get us American people to believe this fake news, and how the industrial military complex needs war to fuel profits, why do we need this huge military and this outrageous amounts of weapons and research?
Well, this insane guy on You Tube (David Wilcock) has made some claims that seem ridiculous, & involving all this stuff and much much more.
Some of his claims are extremely difficult to wrap my limited intellect around. Some of this I been hearing for years and my buddy Russ is a conspiracy theory Wildman. Don’t get him started.
Anyways this Wilcock guy is saying he’s getting death threats and mentioned others that have had suspicious suicides and he’s locked up in his home spewing all this on You Tube. And there is Alex Jones he’s been spewing this fodder for years.
Are we really being controlled by a secret ruling party? Is our Prez Trump and the military going to take back this country and put these pedo devil worshiping groups in prison? Will this virus be a organized distraction to try and prevent all this as Wilcock claims?
Will Rando buy into all this? My cave in Northern Idaho is looking better and better.

250

I decided to head over to Walmart early and was surprised that ther was ropes and tape and employees that was herding the cattle I mean humans into a single file with limited numbers of shoppers allowed into the store at one time. Every employee and delivery drivers wer wearing masks and I felt like I was in a war zone.
Ther was even tape at the check out lines marking off 6’ distances.
I raced to the back of the store and was overjoyed ther was toilet paper, and an employee was telling a female shopper that she was limited to one pack. I grabbed a 16 roll pack of great value TP for 9 buks and then I was overjoyed to see they had pinto beans. I grabbed a 20 pound sack along with grnd beef and sausage. got some veggies and got the heck out of there b4 the virus cud bite my ass.
Seriously it was scary. I feel totally helpless and vulnerable and afraid.
Do I have some mass hysteria? Shud I go fill my gas cans and dust off my generator? Shud I try to stay positive or succumb to panic and despair?
My new Doom Eternal game arrived, that and some good smoke and my garden shud keep me occupied for now.

251

I was just reviewing early reports of the housing market. It seems new mortgage loan applications have dropped off heavily. And new listings have dropped off. And this is really scary, new auto sales are down by 90 frikin percent. I’m thinking that auto sales help drive and is crucial to this economy. And I just read that gas sales are down 50% and our domestic oil producers are getting thrown under the bus.
The schools are closed and bars, many of the fast food restaurants are only doing drive thru. This morning the cops stopped a guy walking in front of my house, soon ther was 5 cop cars, I was curious about wat was going down but I’m scared of these uniformed egotistical gun carrying thugs.
They let him go but he was detained for a half hour. He didn’t look like a tweaker or a criminal.
I felt sorry for him for suffering thru this degrading Gestapo human rights violation, if he was only taking a early morning walk.
There are some wild individuals on You Tube that go to police stations and government buildings and start filming from the public lobby or the sidewalk. It’s comical how these public servants freak out because of a camera. These human rights activists refuse to show ID’s to the cops when they show up, stating the law which is, they are under no legal obligation to identify themselves unless they are suspected of a crime and taking video in public is a constitutionally protected right. These guys have balls of steel and tell these cops where to get off. Soon there are many cops surrounding them and I wud be shaking and pooping all over myself.
I’ve been worried we are heading deeper into a police state, too many cops, too many laws, and now with this crisis, we’ll just bend over and take it.

252

I admit, I’ve been watching too much You Tube. One guy mentioned how the projected nation wide dead ending nex August from this virus has dropped from 245K down to 60K. And how the total deaths in 2018 from the regular flu was 61K
Then he went on about how this government has locked down and fudged up this economy for a flu that is possibly no more dangerous than the regular run of the mill average influenza.
Then he goes on to say that 1.1 Mil die each year from TB, and its a highly contagious disease and flights from those countries are not stopped and no testing.
Then Tucker on Fox news was saying much the same and said diabetes kills 83K and suicide 50K cancer 600K and was asking if the mainstream media was doom and gloom.
I’m so confused, are we being fed fake news, how can this economy afford all these bail outs, Did they say Trillions? Here in my area in Central Calif ther has been 3 friking deaths, and of course they had previous health issues.
So, what can we believe?

253

Frankly, we’ve been infected by the Chi-Coms practically every election cycle since we’ve had election cycles. This one’s no different, except we had a president this time around that actually cared about the spread of Chinese viruses, and shut off air travel to China. Especially since the Chinese could care less about a virus, and were perfectly fine infecting the world (as usual).

Well, of course, when Trump shut down air travel, the left had a fit, and called the president ‘over-reactive.’ When that didn’t fly, they claimed he wasn’t doing enough. Either way, he’s not going to win with Democrats.

Meantime, the left had a crisis to exploit. And so the news has been filled non-stop with fear mongering, in order to capture and maintain eyeballs.

The problem is, that Trump opened the door to the fear mongering. And like Pandora’s box, he let all the demon’s escape. Now, he’s boxed in. If he continues with the quarantine, he’s damaging the economy. If he cancels the quarantine, he ‘kills old people.’

The fact of the matter, is that Trump should have ignored the latest virus epidemic, and let it run it’s course, like every other virus epidemic, and just accepted, that like last year, 60,000 people would die, and 600,000 would end up in the hospital.

But that’s not the kind of president we have. He is actually interested in protecting the population, unlike Barry Hussein Soetero, who did squat to mitigate the Swine Flu.

Frankly, Trump has brought on a whole new set of problems for himself, while exposing the grossly political lack of preparation that Obama left us with, regarding pandemics of any kind.

Do I care about people dying? Of course. However, I don’t care any more than I did last year, when we weren’t shutting down the economy, and not treating this pneumonia virus like it was Polio.

So, yes, we’re overreacting, and responding to irresponsible and deliberately political media hype.

Never mind the politicians are seizing the opportunity to launder more campaign donations by spreading trillions in tax dollars around. It’s all a scam, and we’re just victims of the latest one to come down the pike.

254

I’m trying to hold it together here but my neurons have over loaded and fused.
This is what I’m piecing together from my research.
The Chinese flu is downgraded to be no more deadly than any other virus that comes thru.
The American Government has forced our businesses to close, has brought on such financial devastation for the citizens that they may never recover.
We are confined to our homes which totally contradicts our unalienable rights.
I wud suggest we all stop this, but I wont, bcuz I don’t want Feds coming to get me cuz I voiced my freedom of speech.
The housing market is about to implode into a black hole.
The economy is flatlining, and all for a fake pandemic?

255

I made my weekly trip to Walmart this morning for groceries. They had beans and rice and toilet paper and most everything else, but no friking eggs or my Monster drinks.
I don’t fear this flu so much as I do the economy going south. I’m reading about meat plants closing cuz the employees calling in sick, what happens when our truck drivers start calling in and grocery store employees?
We are on a slippery slope and one break in the chain and we all be eating bugs and tree bark.
I read one article that says, why is the stock market doing so well after the previous volatility?
Author says, “Dead Cats Bounce”.
I have always been interested in early civilizations that have disappeared. The Mayan, the Romans etc…, was it disease or famine from droughts or hyperinflation and Government mismanagement?
We need our restaurants and businesses open. we need jobs, We need cash to buy food and keep the lights on. And almost as important as food, to pay the mortgages and rents.
I’m stressing out here, Jimbo and I got a kayaking trip planned, I shud learn how to fish.

256

I read about a stay at home protest, I think it was GA, a group of about 100 protesters waving their signs and yelling something about violation of constitutional rights, and they all went home when the cops gave the third warning to disperse, cept one guy, I wud buy that guy a beer and a cigar.
And who cud blame the 99% that ran off?
I can imagine these scary looking cops with riot shields and batons w loudspeakers and lights and full face helmets and bullet proof vests and backed up with AR-15’s and military looking vehicles.
We need to obey our government like good little sheep.

257

I seen a news report of cops arresting a CA surfer that was a 1/4 mile out to sea, it shows him being arrested in his wet suit and being led up the beach in handcuffs because he violated the social distancing stay at home order. Put him in jail where he is sure to get the virus. Also other insane arrests being made.
I’m afraid to go kayaking, Nat parks closed, but liquor stores and cannabis dispensaries are deemed too important to close, it seems the people need their intoxicants especially when the crap is hitting the fan.
In my neighborhood the kids are out playing, people walking dogs and out and enjoying gorgeous spring weather. I’m waiting for the Gestapo thugs to round them up.
I’m seeing reports that the tests are flawed and unreliable, and hospitals are not overflowing with CV19 patients.
A huge protest in Michigan, with thousands of people and cars honking in support of getting this unlawful order shoved up their assets.
And the government seems to be bickering and fighting amongst themselves like rabid dogs.
How many small business will never reopen? All for a flu that is no more dangerous than last years.
It gets really insane, the rumor was this virus was manufactured in Wuhan in a lab that’s funded by Gates and Buffet and CIA and now it seems it cud be frikin true.
Any body want to join me, I’m going to the funny farm.

258

The oil market collapses, that can’t be good.
I’m watching survival videos on you tube, these guys go into the mountains alone w a GoPro and sometimes in the snow and extreme conditions and build primitive survival shelters out of sticks and stones and beaver tails. They have hundreds of thousands of viewers.

Meanwhile back at the funny farm, I txted my long lost buddy Thadicus that I was gona get him a pre paid smart phone with 300 minutes and a thousand txts. He is using a 25 yr old flip phone that his wife was paying for and was about to be turned off cuz she kicked his worthless ass out.
He’s living in his sisters garage, my brother says he’s going over there to Thad’s new garage home and hook up some power so he can run a water cooler. The summers in Central Ca are brutal.
I am a little annoyed at Thad, his xwife and 5 kids won’t talk to him. He’s calling wanting my address so he can ride the bike the church gave him over to my house, I’m thinking, it’s 8 miles, he needs heart surgery & is 65 frikin yrs old, & he’s never had a job, I had tried to hire him eons ago doing carpentry and I’d find him asleep on the job while I was working next door.
Yrs ago Thad brought his cuzins over to mine and my brothers houses, we got burglarized the next day by these guys. Last week Thad tells me he has spent 3 weeks looking for his lost dog and tells me he has 5 dogs that he sleeps with. I asked if he had applied for SS retirement like I had suggested a month ago, he tells me he don’t have a computer, I tell him I will apply for you, then he says he can do it on his sisters computer and was getting an Obama phone.
I luv the guy but wud You want this inbred backwoods worthless okie over your house?

259

One of the owners of a fixer property is named Rebecca, I been trying to flip her property for 2 1/2 yrs now, had it on contract a few summers ago for 50K had it sold for 54 and her daughter at closing told her not to do it cuz I’m wholesaling it and lied my ass off about wanting my wife and I to lovingly restore it ourselves.
Well recently I had offered 68K cuz prices were climbing fast and I thought I cud still sell it for a few grand over the ridiculous price. It’s a run down house that’s been abandoned for many yrs. Rebecca inherited this property from a fav Uncle. She had asked if 68 was the best I cud do cuz she had another offer of 68, I told her we been waiting a long time, let’s do 68,500 and she said to send the contract. That was weeks ago before all this virus sh-t.
So now I’m bored out of my skull gardening and watching You tube vids, too scared to go kayaking and my 1 trip a week to Walmart is the highlight of my life.
I txt Rebecca that the housing market is going to implode, she txts back that she was aware of the situation. I offered my original 50K and asked if she wanted a fast cash transaction b4 your house falls into the proverbial economical sink hole. She tells me she will just wait till a more favorable offer comes. I explained that soon there wud be no buyers and no offers and she shud consider selling for survival funds. She’s as stubborn as they come. She tells me no thanks, that god has her back.

I’ve been having a fiery religious debate with my old buddy Thadicus. I was trying to motivate him to join me in the coming real estate opportunities.
His reply, A man gains the world but loses his soul, what does it profit?
Holy shitksy, that is a profound sentence, I asked him is that from ur own thoughts or just parroted from the ancient book of fables?
Then we got deep into the crapola, the religious quotes kept coming, have you ever tried to talk sense to the masses?
I got to go kayaking b4 I lose my marbles.

260

Yes, God has her back, and God has sent you numerous times to solve her problems, and yet she’s too stupid, or ignorant to understand what God is ‘actually’ trying to do for her. My guess is that she’s not really relying on God, but her own greed.

As an informed Christian, it is enormously frustrating having to wade through theologically ignorant kooks that shroud their decision in confused theological gobbledygook.