Pre Foreclosure Letter 16.3% response

[Just Information]

This letter has produced a high response rate - more then any other letter so far - 16.3% response



*****Letter Start*****

I am truly sorry that you are facing this problem but do not give up!

I noticed in the public record of Greene County, that a foreclosure action has been filed against your property and you may not be aware of this. If this is the case, I urge you to contact your lender, to clear this issue promptly. Your property is at risk.

Perhaps I can help; I am a serious real estate investor with experience in the foreclosure process.

If I may be of service in this matter, it would be my pleasure to do so. You may contact me at
xxx-xxx-8776.

I handle all the paperwork and pay all cost.

You get a quick response with no hassles, no pressure, and your worries will be behind you.

Don't wait until it's too late! You deserve a fresh start! We can keep the foreclosure off your credit records.

I am not able to help every one, but I will try! CALL ME TODAY to find out how I can help at
xxx-xxx-8776.

You have a RIGHT to know ALL of your OPTIONS

Option 1: Loan Forbearance or Modification - A strategy worth pursuing is called a loan forbearance. The loss mitigation department of your mortgage company may make arrangements with you to pay some of the back payments now and the balance within a certain time period. A typical example – You owe $9,000 in back payments, attorneys’ fees, etc. Your mortgage company may accept $4,500 now and $750 per month for the next 6 months. Of course, you would have to resume making your normal monthly payments. A loan modification is a permanent change to your mortgage that may lower your payments and the delinquent payments may be added to the mortgage balance. A loan modification or forbearance is easier to arrange prior to the Mortgage Company filing a foreclosure lawsuit. Some lenders will not consider this after filing, but it’s worth trying.

Option 2: Reinstate Your Mortgage - You have up to and including the morning of the auction to catch up your payments. Perhaps you could borrow from friends or family, credit cards or retirement program. You may be able to arrange a second mortgage to catch up the back payments and fees. Check in the Yellow Pages under "Mortgages". There are a number of companies listed that claim they can help in these situations

Option 3: Refinance - You’ve probably received letters from mortgage brokers and lenders saying you are already pre-approved for a new mortgage. The fact is that is very difficult to arrange new financing when you’re already in default on your existing mortgage. Be very cautious about sending advanced fees of $300.00 to $600.00 to lenders or mortgage brokers. Usually it’s a ploy to take advantage of your financial situation.

Arranging new financing will depend on your income, credit report, value of your home and the amount of your equity. If you’re not sure of the value of your home, give me a call. Usually I can give you a fairly accurate estimate of value within a ½ hour. I would be glad to help and of course, there’s no obligation. If you attempt to refinance, you should always have a backup plan available to you. Many times, I have had homeowners call days before the auction saying their financing did not go through, and then it’s too late!

Option 4: Chapter 13 Bankruptcy - A viable alternative if your financial situation has improved, filing bankruptcy prior to the auction will stop the sale. Unfortunately for most people, it only postpones the sale for one or 2 months. Immediately after filing a Chapter 13 Bankruptcy, you will have to file a repayment plan with the courts. This plan has to show that you have sufficient monthly income to pay basic living expenses such as food and utilities and other monthly payments such as credit cards, car payments etc. In addition, your income must be sufficient to resume making your monthly mortgage payments. All past due amounts are usually spread out between 24 and 60 months i.e. If you owe $9,000 in missed payments, attorneys fees, etc. if spread out over 48 months would be an additional $187.50 due each month to the court appointed trustee. If you feel as though you have the income to immediately begin repayment of all your debts and the courts agree, this may be a good choice for you to save your home.

Over the years, I’ve spoken with many individuals who filed for bankruptcy protection only to have their cases dismissed. Not only were they out their attorney’s fees (usually $1,000 - $2,000) but now had a bankruptcy and foreclosure on their credit report. Bankruptcy is considered an action of last resort.

Option 5: Sell Your Home on the Open Market - This is probably the most under utilized option available to you. The fact is selling your home will give you the most money in your pocket. The market is very active and we’ve all experienced significant appreciation in the past few years. Your home may be worth a lot more than you think!

If you have recently been served with a foreclosure lawsuit you still have enough time to sell your home which will provide you and your family the greatest amount of money to help provide a fresh start for you and your family.

Don’t procrastinate; explore all the options available to you. If saving your house seems unlikely, you should call me as soon as possible! Placing you home on the market a few weeks or a month from now may not give us enough time to find the buyer, arrange financing, and schedule the closing. Because of the time sensitive nature of your situation, this is not a time to go it alone as a "for sale by owner" or list your home with a friend or friend of a friend.

Option 6: We Can Buy Your Home - If efforts to save your home have been unsuccessful and time doesn’t permit selling your home on the open market or you just don’t want to, but want a quick sale with no problems, call me. I’ll make you a cash offer and close quickly usually in two to five days. If you need additional time to relocate, that can easily be arranged.

You have probably been swarmed by investors calling you and knocking on your door. If not yet, you soon will be. A Word of Caution, some investors are very aggressive and unethical. Some investors will tell you that "You only have one or two weeks before the auction and your furniture and possessions will be placed on the sidewalk or street." This scare tactic is usually accompanied by a ridiculously low offer.

The fact is you have several months before that could happen, but this is not a time to sit back and relax but for you to pursue one of the options available to you that makes the most sense for you and your family. Don’t be rushed or scared into giving up your hard-earned equity. If a quick sale of your home is your goal, talk with several reputable investors, including myself. I can promise that I will treat you fairly, with dignity and complete honesty. When I make you an offer and say you will walk out of the closing with $1,000, $5,000, or $20,000, that’s what you will walk out with! I don’t believe in last minute negotiating at the closing table.

If you are looking for a quick – no problem solution call me at xxx-xxx-8776

A quick solution offers the following benefits:

Option 7: Let Your Home Be Sold On the Courthouse Steps - By far, the worst option available to you! Many people feel "I have no equity, let the bank take it", but homes that are sold on the courthouse steps typically sell between 50% and 70% of their fair market value. Moreover, if a bank suffers a loss due to the pending foreclosure action against you, they also have an option. They can file a deficiency judgment against you and pursue you for the amount of their loss.

Typically ten days after the foreclosure auction, a certificate of title will be issued by the courts to the new owner. If you have not voluntarily vacated your house at this time, you could be forced to move out within 24 hours.

TIME IS OF THE ESSENCE! Call me at xxx-xxx-8776

As with any serious legal situation the reader is encouraged to consult legal counsel regarding any points of law. This information should not be used as a substitute for competent legal advice.


Sincerely,

John Michael



I hope you get the same response rate or better

[Just Information]

This letter has a secret message hidden with in that has caused such a great response!

I wonder who will be the first to find it.

Corresponding with pre foreclosure homeowners is an art and you must mix it up a little to get them to call you and not another investor.

This last week this letter produced 16 great deals in just one county - so find the secret message and I will tell you why I do such crazy "Out of the box" stuff.

[M Aron]

You are viewed as a facilitator, and not an investor. Clearly, you want to help, rather than make money.

Great letter!

Mat

[Dan Auito]

Message = I am your knowledgeable advocate, advisor, protector, ally and solution to an equitably fast and fair solution. :praise:

[OzarkVU]

John,
In my rather inexperienced opinion, your secret message can be summed up in Option 6. You are a problem solver and are there to help them. By having them view you as an ally (which you are), rather than a predator, it can become a win-win situation.

But what about that unfinished sentence at the end of Option #6? Surely the benefits of Option 6 are not meant to be shown as Option 7? Or are they?

Ed :wink:

[RosewoodTx]

OK, so I read the letter as though I'm the owner facing foreclosure.
----------------------
My first reaction is great one more letter from someone wanting to help me out. I don't know this person and why should I trust someone I didn't contact. Then I get to to the part 'know all your options' which peaks my curiosity because I definitely do need to know them and maybe there is something here I haven't already considered.

Well, option #1 won't work cause I just don't have the money.

Option #2 won't work for the same reason and I also don't have the friends or family with money and would just be too embarrassed to ask them.

Option #3 wouldn't work, I don't think, because my income and now possibly my credit is an issue. I appreciate being warned against being taken advantage of but didn't have advanced fee cash anyway and he said I could call with out any obligation to find out about the valuation of my house. That would be helpful because I'm just not sure considering how much I owe on it. Right about now I'm appreciating someone outlining my options because this has been a very overwhelming situation and its hard to figure things out under the pressure of financial distress, its much easier to just not think about it.
I'm beginning to feel empowered to take control and to be able to make the decision that is in my best interest.

Option #4 I absolutely don't want to do, but have thought about, but absolutely don't want to do. I'm glad at this point that quite possibly there are other options, so I keep reading.

Option #5 is also overwhelming thought because I don't have time or know how to sell it. I'm working.

Option #6 well I'll just call this guy and see what he can do. There's no obligation, he's been helpful so far and he can help me arrange enough time to move which is a big concern to me. Maybe I can get some cash from this and that would be helpful for my move.

Option #7 I would not want to have that happen and now I feel like I have some information to keep that from happening. I'll just go ahead and call.
-----------------

I don't know if this captured your secret message or not, mostly I was just trying to evaluate your offer of assistance from the homeowners perspective and how it would move them from a sense of skepticism to a sense of empowerment and enough clarity to make a move beyond the paralyses of the overwhelming nature of the situation they are in.

[Just Information]

When someone faces foreclosure, it's almost as if loosing a dear loved one. They face failure in them selves, failure in finances, and most see no hope! To truly understand what they are going through you have to have faced foreclosure yourself or have been around it long enough to know the true pain folks face.

To improve your understanding of this and your ability to perform well in this strategy of investing you should:

Research direct marketing percentages

Work with the improvised for several weeks

After you get an understanding of the how and why of improvised thinking

Donate some time with Consumer Council Centers to better understand the power of debt and how it controls people.

Dealing with homeowners facing foreclosure is an art.

[Dan Auito]

Geez Lizzie you mean you couldn't do any better than that! :SM028: Just kidding, That was superb, you laid out the human minds thought process and indeed have captured more than one key element in this very emotional process.

Maybe the message is here is your answer my friend, which option would you like me to help you with!

Big John the problem solver to the rescue, no doubt this type of educated communication to those in need should easily command a 16% + response rate. I believe every word of it. Now finding all those poor souls that need the solution! :SM032:

[RosewoodTx]

When someone faces foreclosure, it's almost as if loosing a dear loved one. They face failure in them selves, failure in finances, and most see no hope! To truly understand what they are going through you have to have faced foreclosure yourself or have been around it long enough to know the true pain folks face.

To improve your understanding of this and your ability to perform well in this strategy of investing you should:

Research direct marketing percentages

Work with the improvised for several weeks

After you get an understanding of the how and why of improvised thinking

Donate some time with Consumer Council Centers to better understand the power of debt and how it controls people.

Dealing with homeowners facing foreclosure is an art.


So, are you saying that the secret message within your letter was to offer hope through choices creating motivation to action, and thereby being the one who caused the relief and empowerment, to some degree, creating a sense of trust in you to help them facilitate their decision?

Great idea to donate time to CCC services. What do you mean work with the improvised? impoverished

[RosewoodTx]

What do you meen work with the improvised? impoverished


Well, that makes more sense. http://smileys.smileycentral.com/cat/36/36_1_42.gif (http://www.smileycentral.com/?partner=ZSzeb001_ZNxdm824BBUS) I'm glad I checked back. I didn't realize you made a correction on my note. Thanks Dan!
I thought Big John was being cryptic again. http://smileys.smileycentral.com/cat/36/36_6_6.gif (http://www.smileycentral.com/?partner=ZSzeb001_ZNxdm824BBUS)

[Dan Auito]

Where does Lizzie get all these wonderful new little smilies? :SM032:

[RosewoodTx]

Where does Lizzie get all these wonderful new little smilies? :SM032:
Warning: Do not follow my instructions for using smiley central, unless you are 100% certain your computer is protected.

Well, Dan, I downloaded Smiley Central http://smileys.smileycentral.com/cat/36/36_7_7.gif (http://www.smileycentral.com/?partner=ZSzeb001_ZNxdm824BBUS)and now have their button on my toolbar for easy access.
http://smileys.smileycentral.com/cat/36/36_1_37.gif (http://www.smileycentral.com/?partner=ZSzeb001_ZNxdm824BBUS)Now, If I could just get a spell-checker I'd be pleased as punch.

Lizzie, could you edit your post to include the link to smilie central? Others might like to use these little graphics to enhance their messages as well. Thank you dear! Dan

[RosewoodTx]

Lizzie, could you edit your post to include the link to smilie central? Others might like to use these little graphics to enhance their messages as well. Thank you dear! Dan


Warning: Do not follow my instructions for using smiley central, unless you are 100% certain your computer is protected.

http://smileys.smileycentral.com/cat/36/36_1_37.gif (http://www.smileycentral.com/?partner=ZSzeb001_ZNxdm824BBUS)OK, Dan here's my big secret revealed! Take your pointer, no not your finger, your cursor, and direct it right onto the Smiley. That's it! Now click! Voila!! The Smiley Central download page should appear. Enjoy.

Tip: Once your download is complete and you have opened up the drop down window, click once on each smiley you want and it will drop it to your message page. Once that is done you can use the cut paste method and move them anywhere in the message you want them. TADA!! Super smilies are the ones I prefer. You'll see them when you get there!

Dan, my dear, I just happened across this message. I guess the program does not notify of additions to post. It's kinda like a treasure hunt!

[RosewoodTx]

Hey Dan, wasn't this that guy from yesterday? Did he sign in as a different user today? His post is just North of my smiley's post. Yesterday he was posting or his friend was posting as west2nd. Hmmmm...

[QUOTE=TrustLender]

[ibuyproperty]

Smiley Central is spyware. If you have already infected your computer with it, I would suggest installing and running both Ad-aware (http://www.lavasoftusa.com/software/adaware) and Spybot (http://www.safer-networking.org/en/download)

I know... lot's of people have it and it's cute and all, but it's malware (adware, spyware, and other malicious software) and it will slow your computer down and most of these programs go out and get other similar programs to secretly install on your computer.

You'll likely be shocked at all the evil stuff that Ad-aware and Spybot will find on your machine. Fortunately they also make it easy to remove the stuff.

[RosewoodTx]

I hope I didn't cause anyone problems. My computer is protected out the *** and I haven't had any problems at all.
Smiley Central is spyware. If you have already infected your computer with it, I would suggest installing and running both Ad-aware (http://www.lavasoftusa.com/software/adaware) and Spybot (http://www.safer-networking.org/en/download)

I know... lot's of people have it and it's cute and all, but it's malware (adware, spyware, and other malicious software) and it will slow your computer down and most of these programs go out and get other similar programs to secretly install on your computer.

You'll likely be shocked at all the evil stuff that Ad-aware and Spybot will find on your machine. Fortunately they also make it easy to remove the stuff.

[Dan Auito]

Thanks for the heads up from both of you, Lizzie I think I'll stick with my own little non-spying smilies. I believe you are probably protected but will save myself from any trouble just the same. I do use all the detection tools so I do the cleaning thing routinely as a matter of course. As for the post above I am removing it, so those reading this (post) post will wonder what I'm talking about, folks there WAS a post that was commercial and in the wrong spot. It had already been posted somewhere else so we will remove it, further obvious infractions will result in a ban so we are not bothered by the inconsiderate types. Thank you both again for the insights! Dan

[RosewoodTx]

http://smileys.smileycentral.com/cat/36/36_1_37.gif (http://www.smileycentral.com/?partner=ZSzeb001_ZNxdm824BBUS) with my tech guy about having problems with smiley central. I have the all clear. Apparently all my security systems are doing the job,

http://smileys.smileycentral.com/cat/36/36_19_3.gif (http://www.smileycentral.com/?partner=ZSzeb001_ZNxdm824BBUS)which I appreciate cause I do like using these cute little smileys. I agree with ibuy though, that user beware and be very protected. Do not follow my instructions for using smileys unless you are absolutely certain your computer is protected.

[mike_mn]

This letter has a secret message hidden with in that has caused such a great response!

I wonder who will be the first to find it.



I found it...You just have to think outside the box.

The reason people call back that read the letter is that something is missing and they need to know what.

At the end of option 6 you say,
"A quick solution offers the following benefits:"

and then quickly move on to option 7. This is brilliant!

I think OzarkVU was on to it but missed it too.

When I read it, I was compelled to delete it from the letter before sending it, but then it dawned on me that I got the point. If I am wondering what is missing, I am sure the person on the other side is wondering too.

I would guess the first thing they ask when they call is, "What paragraph is missing?"


This last week this letter produced 16 great deals in just one county - so find the secret message and I will tell you why I do such crazy "Out of the box" stuff.



Lets hear more from you John Michael

[M Aron]

I think you're right; I skipped right over that. If I were them, I would really want to know exactly what benefits are offered by your service.

[Pasquini]

This letter has produced a high response rate - more then any other letter so far - 16.3% response
16.3% response is NUTS in a direct mail campaign. I hate dealing with folks facing foreclosure, but it is almost criminal to walk away from a marketing program like that.

Good on you, JM.

[Just Information]

It's all about being creative.

You have to change it up & try different types and forms of advertising

When I knock on doors, I leave door hangers.

When I direct mail, I use letters and post cards

[Brian Barringer]

Thanks for the great letter it works in in Tracy Ca. I have set up about 4 appointments and got one deal directly from this from using it off and on for the last few months. I have found that following up with a friendly knock at the door with comps and other useful info helps. It is hard to work with so many people at a point in their lifes where they have to make a forced change, it can be depressing. To me it is all about educating folks to there options. When you are in trouble you tend to think there is no help out there, building trust is the key.



THE LETTER:

May 16, 2005
Mr. and Mrs. Foreclosed Seller
Address
City, State, Zip

Dear First Names:



We noticed in the public records of San Joaquin County that a foreclosure action has been filed against your property and you may not be aware of this. If this is the case, we urge you to contact your lender to clear this issue promptly. Your property is at risk.


We are truly sorry that you are facing this problem, but do not give up!

Perhaps we can help; we are licensed real estate professionals with experience in the foreclosure process.

If we may be of service in this matter, it would be our pleasure to do so. You may contact us at (800) 894-7282, or locally at (209) 833-7777. While we may not be able to help everyone, we will try!

We handle all the paperwork and pay all costs. You get a quick response with no hassles, no pressure, and your worries will be behind you.

Don't wait until it's too late! You deserve a fresh start! We can still keep the foreclosure off your credit records.

CALL US TODAY to find out how we can help at (800) 894-7282!

With highest regards,


Brian Barringer
and the Barringer Team

You Have a RIGHT to Know ALL of Your OPTIONS

Option 1: Loan Forbearance or Modification

A strategy worth pursuing is called a loan forbearance. The loss mitigation department of your mortgage company may make arrangements with you to pay some of the back payments now and the balance within a certain time period. A typical example – You owe $9,000 in back payments, attorney’s fees, etc. Your mortgage company may accept $4,500 now and $750 per month for the next six months. Of course, you would have to resume making your normal monthly payments. A loan modification is a permanent change to your mortgage that may lower your payments and the delinquent payments may be added to the mortgage balance. A loan modification or forbearance is easier to arrange prior to the Mortgage Company filing a foreclosure lawsuit. Some lenders will not consider this after filing, but it’s worth trying.

Option 2: Reinstate Your Mortgage

You have up to and including the morning of the auction to catch up your payments. Perhaps you could borrow from friends or family, credit cards, or a retirement program. You may be able to arrange a second mortgage to catch up the back payments and fees. Check in the Yellow Pages under "Mortgages." There are a number of companies listed that claim they can help in these situations

Option 3: Refinance

You’ve probably received letters from mortgage brokers and lenders saying you are already pre-approved for a new mortgage. The fact is that it is very difficult to arrange new financing when you’re already in default on your existing mortgage. Be very cautious about sending advanced fees of $300 to $600 to lenders or mortgage brokers. Usually it’s a ploy to take advantage of your financial situation.

Arranging new financing will depend on your income, credit report, value of your home, and the amount of your equity. If you’re not sure of the value of your home, give us a call. Usually we can give you a fairly accurate estimate of value within a half-hour. We would be glad to help and of course, there’s no obligation. If you attempt to refinance, you should always have a backup plan available to you. Many times, we have had homeowners call days before the auction saying their financing did not go through, and then it’s too late!

Option 4: Chapter 13 Bankruptcy

A viable alternative if your financial situation has improved, filing bankruptcy prior to the auction will stop the sale. Unfortunately for most people, it only postpones the sale for one or two months. Immediately after filing a Chapter 13 bankruptcy, you will have to file a repayment plan with the courts. This plan has to show that you have sufficient monthly income to pay basic living expenses such as food and utilities and other monthly payments such as credit cards, car payments, etc. In addition, your income must be sufficient to resume making your monthly mortgage payments. All past due amounts are usually spread out between 24 and 60 months; e.g., if you owe $9,000 in missed payments, attorneys fees, etc., and if spread out over 48 months, there would be an additional $187.50 due each month to the court appointed trustee. If you feel as though you have the income to immediately begin repayment of all your debts and the courts agree, this may be a good choice for you to save your home.

Over the years, we’ve spoken with many individuals who filed for bankruptcy protection only to have their cases dismissed. Not only were they out their attorney’s fees (usually $1,000 - $2,000), but now had a bankruptcy and foreclosure on their credit report. Bankruptcy is considered an action of last resort.

Option 5: Sell Your Home on the Open Market

This is probably the most under-utilized option available to you. The fact is, selling your home will give you the most money in your pocket. The market is very active and we’ve all experienced significant appreciation in the past few years. Your home may be worth a lot more than you think!

If you have recently been served with a foreclosure lawsuit, you still have enough time to sell your home, which will provide you and your family the greatest amount of money to help provide a fresh start for you and your family.

Don’t procrastinate; explore all the options available to you. If saving your house seems unlikely, you should call us as soon as possible! Placing you home on the market a few weeks or a month from now may not give us enough time to find the buyer, arrange financing, and schedule the closing. Because of the time-sensitive nature of your situation, this is not a time to go it alone as a "for sale by owner" or list your home with a friend or friend of a friend.



Option 6: We Can Buy Your Home

If efforts to save your home have been unsuccessful and time doesn’t permit selling your home on the open market or you just don’t want to, but want a quick sale with no problems, call us. We’ll make you a cash offer and close quickly, usually in just ten days. If you need additional time to relocate, that can easily be arranged.

You have probably been swarmed by investors calling you and knocking on your door. If not yet, you soon will be. A word of caution, some investors are very aggressive and unethical. Some investors will tell you, "You only have one or two weeks before the auction and your furniture and possessions will be placed on the sidewalk or street." This scare tactic is usually accompanied by a ridiculously low offer.

The fact is, you have three months before that could happen, but this is not a time to sit back and relax, but for you to pursue one of the options available to you that makes the most sense for you and your family. Don’t be rushed or scared into giving up your hard-earned equity. If a quick sale of your home is your goal, talk with several reputable investors, including us. We can promise that we will treat you fairly, with dignity, and complete honesty. When we make you an offer and say you will walk out of the closing with $1,000, $5,000, or $20,000, that’s what you will walk out with! We don’t believe in last minute negotiating at the closing table.

If you are looking for a quick, no problem solution, call us at (800) 894-7282.




Option 7: Let Your Home Be Sold On the Courthouse Steps

By far, the worst option available to you! Many people feel, "I have no equity, let the bank take it," but homes that are sold on the courthouse steps typically sell between 50-70 percent of their fair market value. Moreover, if a bank suffers a loss due to the pending foreclosure action against you, they also have an option. They can file a deficiency judgment against you and pursue you for the amount of their loss.

Typically ten days after the foreclosure auction, a certificate of title will be issued by the courts to the new owner. If you have not voluntarily vacated your house at this time, you could be forced to move out within 24 hours.

TIME IS OF THE ESSENCE! Call us at (800) 894-7282!

As with any serious legal situation, you are encouraged to consult legal counsel regarding any points of law. This information should not be used as a substitute for competent legal advice.

If you own property-facing foreclosure and are interested in selling, we have the capability for quick, private closing without the hassles of listing the property or completing possible repairs. Call us at (800) 894-7282 to find out more!






:pukeface:

[pghinvestor]

Obviously not post cards, but I was curious to know if people that are using this lengthy letter are sending the exact same letter as a 2nd, 3rd..and so on follow-up letters? Or do you just add a few words/sentences to up the level of importance or highlight the time constraint? Or are you sending completely different letters, more paraphrased and straight to the point for 2nd..3rd and so on follow up letters????

[mike_mn]

I never got a response from this post JohnMichael...am i correct in finding your hidden message?


>>Originally Posted by JohnMichael
This letter has a secret message hidden with in that has caused such a great response!

I wonder who will be the first to find it.
<<<
I found it...You just have to think outside the box.

The reason people call back that read the letter is that something is missing and they need to know what.

At the end of option 6 you say,
"A quick solution offers the following benefits:"

and then quickly move on to option 7. This is brilliant!

I think OzarkVU was on to it but missed it too.

When I read it, I was compelled to delete it from the letter before sending it, but then it dawned on me that I got the point. If I am wondering what is missing, I am sure the person on the other side is wondering too.

I would guess the first thing they ask when they call is, "What paragraph is missing?"

>>Quote:Originally Posted by JohnMichael
This last week this letter produced 16 great deals in just one county - so find the secret message and I will tell you why I do such crazy "Out of the box" stuff.
<<

[krish]

Hi,
In the pre-foreclosure letter, I noticed in the Option # 6 you said
"A quick solution offers the following benefits: " but did not mention the benefits, did I miss something or this is the catch to get the person to call you ?

thanks
krish

[Brian Barringer]

This is a great letter. We only send it out once then on to the next one also we have made a simular letter for expired listings which. It works in combination with a polite phone call or if in town maybe stopping for a face to face. Most people are open to knowing their options and how much a realtor feels the property is worth and the expences assocated with it are, thats my angle.

[Just Information]

Hi,
In the pre-foreclosure letter, I noticed in the Option # 6 you said
"A quick solution offers the following benefits: " but did not mention the benefits, did I miss something or this is the catch to get the person to call you ?

thanks
krish

The art of advertising - You asked did I miss something? - Not at all!

Mission was accomplished it made you come back and ask about option 6.

Now think about this, a preforeclosed home owner reads this letter offering more information than any other letter received, they get to option 6, what is option 6, did I miss something? They just can not stand it any more, they have to know, they call, my telephone rings and I step into my help mode! I start to build trust with my customer, they answer some questions and option 6 is built around the answers they provide!

You see my fellow investor option 6 is not known until I know what my customer needs, option 6 is built around my customers needs, option 6 is the key to the deal!

[FL Beachgirl]

Option 6 from Micheal's web page:


Option 6: We Can Buy Your Home - If efforts to save your home have been unsuccessful and time doesn’t permit selling your home on the open market or you just don’t want to, but want a quick sale with no problems, call me. I’ll make you a cash offer and close quickly usually in two to five days. If you need additional time to relocate, that can easily be arranged.


<grin>

Jennifer

[Just Information]

When sending this letter do not use the posting on my web site as direct mail and web postings do not work the same.

[FL Beachgirl]

I knew that, I was just saying where the "missing option 6" originated :)

Jennifer

[ryanpal]

i like this letter and have made some modifications to fit my needs. i am a realtor, so talking against using a real estate agent isn't in my best interest.

i'd like some opinions on how i should restructure it. should i modify this to say it's not their best option, but if they do decide to choose this route, i can help? or should i just structure it as taking no opinion (good or bad) and i'm offering my services just as i am in 6?

[optionfl]

should i modify this to say it's not their best option, but if they do decide to choose this route, i can help?

if i didn't know what my option were? how could you :SM030: me?

[ryanpal]

i'm sorry i don't understand your reply. in this letter you provide distressed sellers with a list of options available to them,a nd the tone displayed is that listing with a realtor is not the way to go. since i'm a realtor, it doesn't make sense to discourage them from taking this route becuase if they actually decide to list with a realtor...i could be out of a possible listing. in most foreclosure situations, listing with a realtor is NOT the best option, so i'm trying to restructure the letter to fit my scenario. hope this clears things up a bit.

ryan

[mike_mn]

Ryan,
I am a Realtor too. The way i work it is, I either go to an appointment as a Realtor or as an investor. The reason is, if I go there as a Realtor and then say, well I can buy it too, then a sale of anything less than close to market could be construed by a court that I took advantage of them, Since I showed up to meet them based on the fiduciary duties I have to sellers.

If I show up as an investor only, I don't deal with fiduciary duties. I make it clear I am working on my own behalf. First exhaust your ability to buy, then and only then, bring up the idea to list it for them, at market mind you. You can get into trouble by marketing property that you know is grossly undervalued(without cause...rehab, etc...), if not by the commerce department then at least by your local realtor board.

Good Luck to you. All I would do to the letter is to remove the statement that you are not a realtor. Leave the rest. Talk down about listing. If they still want to, then step in.

[ryanpal]

great reply. that definitely sheds some new light onthe situation.

to elaborate a little on what you wrote. as an agent we have to diclose that we are a real estate agent upon first contact. i guess this would just be tossed in there something to the affect. "i do have my real estate license, however i'm not here to list your house" i take it. i'm curious as to how you structure your approach differently (in any other areas...if at all) that other investors, since you hold a license

Ryan

[optionfl]

i'm sorry i don't understand your reply.
i didn't understand the questions either.

pre-foreclosurer need a solution now! not a listing.

solution: referral to a investor's that specialize in pre-foreclosure and in a return for a listing.

or do what wolmic suggest.

good luck

[mike_mn]

As an agent it is hard to have it both ways.

I am an investor first, a loan officer second and if the person needs my services as a Realtor, I can provide that too. I don't actively seek that side of the business, but it seems to find me. I am always clear that I am an agent, but I think the persona of me not acting like I am desparate for the listing works in my favor much of the time. If I don't buy the house from the guy, they can list it with me or not...I will give them the option but I wouldn't necessarily try to sell hard for the listing, unless that is the focus of your business.

Be creative in your marketing. Sorry I don't have a better solution for you.

[Brian Barringer]

Thats what I like about most of the letter, the honesty. Basily it lays out all the options. I tweeked it to make people call me because I am a realtor in order to do a listing presentation and to explore there options. If I was an invester looking for a good deal in a down market I would use the letter almost exactly as it is

[sdmeier]

I have a question.
In the letter you say you can close in 2 day. How is this possible? Do you have excellent credit to get a loan? Do you use a Hard Money Lender? What?

I am new to this and have seen this in print many time but just don't get HOW they can do this.

Thanks,
Steve

[SlumLordMike]

They can't.

Most title insurance companies can't do a title search that fast either.

It sure is an attention getting statement though.

[sdmeier]

Then that would be an untruthful statement. Are there no honest people in this business?

[Jim Johnson]

Then that would be an untruthful statement. Are there no honest people in this business?
Actually if your dealing with a cash transaction there is no problem in closing in two days. I would have to look at my files, but I think about 4 months back I contacted a title company at 3pm one day, and closed around 4 pm the next. Why it takes the title company's a while to close are all of the 'exceptions' that have to be dealt with and met by lenders requirements. If I am cash, there are no exceptions, rush an O&E and pump out the title work. Have their attorney review it and we are off to the races. What I would say about using anyone's materials is to make sure before you print it off and sign your name to the bottom line you play the game the same. Though I have never met John, I am sure he can also close in 2 days.
Let me add... your talking about a foreclosure home where most of the time, it will not be 2 days after you first see the property you close. The process is more like, once the bank approves the short sale you can close in 48 hours. If you are offering and getting homes right, people will be falling off the curb to lend money on these deals, most hoping you will blow it and they get the asset.

[SlumLordMike]

Nope, not a one of us is honest. We lie, cheat, steal, commit fraud, tax evasion, and especially prey on newbie investors. You've read the archives, I tell.

Just kidding.

Are there any honest car salesmen out there?

It's like this: YES, one can pay all cash and close in an hour. But 99.9% begin to negotiate after first contact. That isn't dishonest. If I were to say to you: "If we make a deal I can close in 2 days". That better be one heck of a deal you are offering. Most likely, when you disclose the details it isn't going to be THAT great of a deal anymore, so I will counter-offer to suit the deal. That is how it works.

Let's say you have a 250k multi that is turn-key and rented full? SURE I'll give you 155k cash and close in 2 days if MY PARTNER APPROVES....

Now that my partner has found out that the roof is shot, it is in a high-crime neighborhood, and the building needs repairs; we require some time to inspect for termites, time to interview the tenants, and time to secure OPM since this deal isn't the slam dunk you advertised it as.

Make sense?

[sdmeier]

Why didn't you give that response the first time Mike?? It make some sense now. And Yes I agree you need to grab the attention of the seller but I would hate to lie to get it.
So lets say it's me, someone that doesn't have 250K to settle in 2 days. Is this what Hard Money Lender are for?? What kind of deal are these guys looking for?

What is a short sale?

[SlumLordMike]

Why didn't you give that response the first time Mike??
What is a short sale?

Because I was waiting for you to bring some specific deal numbers to the table and I was waiting for Aldo to explain it better than I can.

A short sale is buying at a discount. I don't recommend novices make this their first endeavor. Lots of info available to those who search.

[kikaider69]

John
I know u r a modertor on another website. I was wondering if the letter i see here in the magic bullet forum can we use it to increase our response rate in our area. I wasnt quite sure based on the responses I've read. Please let me know either by email or on here. thanks in advance for advancing my marketing.
steve oki

[Just Information]

John
I know u r a modertor on another website. I was wondering if the letter i see here in the magic bullet forum can we use it to increase our response rate in our area. I wasnt quite sure based on the responses I've read. Please let me know either by email or on here. thanks in advance for advancing my marketing.
steve oki


Use it as stated

If you go about changing things, it may not work as intended.:SM032:

I have had several change the content and just can not figure out why it did not work.:oops:

Some folks just have a better way of doing things and they wonder why it does not work after they fix it when it did not need fix:SM006: en.

[kikaider69]

Thank you john for your reponse, obviously i am going to change the name and phone #. :)
Do you recommend entering as the beginning of the letter:
Dear homeowner(whatever the homeowners name) or send the letter that way as is with only the name/phone # changes only. Sorry still learning about the marketing aspects of rei. If its without the homeowners name, it would be easier to print off the letter and hand write the address on the envelope only then. Do you also recommend signing at the bottom of the letter? I appreciate any response.
steve

[Just Information]

This is what I use as a first time mailer

Try this service as I have used it for some time
http://www.usps.com/ Click on Send Cards, Letters & Flyers (http://www.magicbullets.com/netpost/welcome.htm?from=0001home&page=0129netpostservices) - Use NetPost™ Services online. It's fast, easy, and affordable. http://www.magicbullets.com/common/images/spacer.gif

[sdmeier]

Hey John,

Can I post your Letter on my site. I would not be charging for this of coarse. I would just like to post it as one of my downloads. I would give you full credit and the link to your site as the originator.

Steve

[Just Information]

Hey John,

Can I post your Letter on my site. I would not be charging for this of coarse. I would just like to post it as one of my downloads. I would give you full credit and the link to your site as the originator.

Steve

Sure you can as long as I get full credit and the items will not be sold

I have listed the letters as an attachment

[sdmeier]

You will get full credit and in no way will I be charging.
Thanks
Steve

[sdmeier]

Mr. Meier,
Today I received a letter from you informing me that a foreclosure action has been filed against the property where my family lives. First, let me say that the information provided in your letter was very well presented.
However, neither I or my wife own real property. We rent the house my family lives in here in Northern Virginia. This makes your letter of even greater concern to us. Could you kindly provide further information on how you got our name associated with owning real property or this address?

Thank you for your time.



Thought I would point out the nice comment. :-)
Doesn't sound good for the tenents.......

Thanks John!!!!

[Just Information]

I get stuff like this all the time because I send one to the property in foreclosure and one to the owner if different from the property in foreclosure.

When it comes to dealing with the tenants, you have to handle them with kid cloves as the owners get real upset when the tenants become aware of this.

I gotten a many of a call from the property owner who is vary upset that this information is out so I let them vent and normally approach as follows:

I understand your frustration with this and we can try to work this out together to avoid all this if you would let me try to help you.

I never try to justify the letter or letting the cat out of the bag as this is like pouring salt into their wounds.

I simply keep them focused on the help issue and if we can not overcome with the simple statement above I will let them face the foreclosure proceeding because the simple fact is they should have used the rent funds to pay the mortgage 1st! I look at it this way they are stealing from their tenants.

I'm not trying to be harsh but you take on responsibility for other families when you become a landlord and you can not use rent funds for personal use and not pay the mortgage in my book this wrong unlike regular property owners who face foreclosure.

It's like having a business and paying yourself first and not paying your employees. Pay your employees first and than yourself.

In a lot of cases I can assume control of the property for under 5K and take over a cash flow property if it is cash flowing.

[ron1day]

Last week I sent out about 100 of your "16% response" letters to people listed at the county recorders office as just that day having the notice of default filed. I only got 2 responses, one from some guy saying that he already got and eviction notice and he had not paid a mortgage payment in 6 months. The other was from some guy who had been making the mortgage payments to a company that had sold the loan to another company 3 months prior.

I created and sent these letters the very day they were posted by the county recorder. I think I may know what the problem was.. The county recorder was just arrested for selling this information to select investors before making it avaliable to the public.

http://www.reviewjournal.com/lvrj_home/2006/Mar-09-Thu-2006/news/6271968.html

Now with her under arrest, perhaps the playing field will be more level and maybe I will get a better response :clap:

[kikaider69]

Like Ron1day, I sent out a 100 letters in my area in florida and only got 1 reponse. He called to tell me he took care of it and hung up. Next!!!On a different note, an acquaintance of mine didnt realize i was starting up my real estate investing business. Noticed my magnetic car sign and talked to me. One of his friends is currently going thru foreclosure at the moment, i gave him the first letterversion. I am working with a another investor who had actually gone thru the process. They made it their mandate to try to help others.
:)

steve

[kikaider69]

John, should I have used the boxed style you have included in your zipped file or the other one? I used the other one for the first 100 letters and only got one responder, I was thinking of using the boxed style you also included in the next 100 I am sending out. Please let me know?
:)
Steve Oki

[Just Information]

Success in advertising is not a one shot deal.

Just because you do not get a good response, the first time does not make the advertising bad. Advertising must be repeated and repeated just like success.

I have a simple philosophy "Why fix something that does not need fixing" HINT! HINT!

[Just Information]

So, are you saying that the secret message within your letter was to offer hope

YES

through choices creating motivation to action, and thereby being the one who caused the relief and empowerment, to some degree, creating a sense of trust in you to help them facilitate their decision?

BINGO

What do you mean work with the improvised? Impoverished

POOR FOLKS

In simplicity, you need to share options!

Option 1 YOU CAN HELP!

Option 2 they loose the property, they loose credit, foreclosure make it difficulty to buy another home without paying a lot of fees, points and interest.

So what OPTION would you folks like to take today?

[RosewoodTx]

so find the secret message and I will tell you why I do such crazy "Out of the box" stuff.

So, are you saying that the secret message within your letter was to offer hope

YES

through choices creating motivation to action, and thereby being the one who caused the relief and empowerment, to some degree, creating a sense of trust in you to help them facilitate their decision?

BINGO


:SM001: Ok, so fess up your secrets John, keep it clean though. ;)

[Just Information]

No secret my dear!:madnoel:

I am compassionate about what I do and with preforeclosed homeowners!:SM144:

I sell them on hope! Hope in dealing with the current situation and Hope for the future.:SM039:

Either they trust in me or I walk away from the deal!

I do not offer help if I can not help!

[RosewoodTx]

No secret my dear!:madnoel:

I am compassionate about what I do and with preforeclosed homeowners!:SM144:

I sell them on hope! Hope in dealing with the current situation and Hope for the future.

Either they trust in me or I walk away from the deal!

I do not offer help if I can not help!
Dang! I was hoping for something more....sensational:SM087: but no no no, you gotta go and be compassionate and helpful. :smiley:

[val3908]

Hello John Michael, I'm interested in getting started in real investing by purchasing pre-foreclosure properties. I think your letter is an awesome tool to gain the trust of individuals in need of your services who simply want a trust worthy individual to help get them out of a bad situation. I'd like to know where do I start to get involved? First of all I don't have the knowledge or experience noted in your letter and I would need the financial backing of a lender. So where do I start?

[Just Information]

First, you will need to learn how to research the foreclosure market.

You will need to learn how to put together an appealing property proposal.

You will need to find investors before you contract the property.

I would highly suggest that you take a class before jumping so that you can lessen your risk for failure.

[KCHomebuyers]

John Michael,
Does this letter still work? Sounds like a stupid question, but with homeowners getting swamped with letters all the time, we're always looking for something to get us the edge. I have to admint - I haven't seen this letter yet in Kansas City...

You most likely heard of the "yellow letter" technique, and it makes us lagh every time we see a homeowner pull out a stack of those horrible things.

Our letter is pretty good, and we've goten excellent feedback from the people that have opened it and read it. Is it possible to get some feedback on the letter we're using?

I noticed in the letter that you don't really come offer facilitating the "Save your home" method, btu you do tell them about forebearances and loan mods. Do you not do those?

[Greely]

KC, do you mind posting your letter. I was very impressed with John's letter.

[KCHomebuyers]

I'll PM you the letter. I do get decent results with ours, and since it's a completely homebrew, I'd rather not post it publically.

[Dma-Willy]

My question is what data are you using to compile these mailing lists? are you doing this based on people the are 60-90 days late? Perhaps we can be of help. The letter sounds real good by the way.

[KCHomebuyers]

We get the list of new filings at the court house each week. Wha we've found is that with the steep increase in filings, the homeowner doesn't get served for up to 10 days after the motion is filed.

What's even more amazing is that the lenders are letting people get 4-5 months behind before filing! In KS, foreclosures take 3 months, so there's no reason to get a list of preNODs. I'd be interested in what you have though!

[Dma-Willy]

Pat, when can match you up with the criteria that you would need to make your mailings more effective. You tell us how many days late you would like your potential customers to be on their mortgages. We will then match that criteria and give you that data accordingly. You and I both know how time consuming going to the court house to obtain those records can be. We can easily get you the information from court houses that are not local to you. Shoot me an e-mail with what you want, and I can do a real time count of what records we have within a few minutes of that e-mail. Thanks.

[KCHomebuyers]

Yup, harvesting records can be pretty time consuming. We did get online access, so now I just harvest the list of new filings, then I can view the docs online and put them into an excel.

That sounds pretty good on the leads. I'd basically like anybody in Johnson County, KS that's oh, no more than 2 months behind. Of course, i'd have to write up a new marketing letter for that one - shucks! :biggrin:

Can you email me at pfriedl_at_kchomesolutions.biz with a record count and cost on the lists? Also, how frequently do you update the leads?

[Dma-Willy]

Pat, I sent the request into the credit bureau. I sent it in prime and subprime. As you did not specify what would be best for you. This is live credit information so it is updated daily. I will have the the counts as soon as the bureau populates the info on our end. I will contact you via e-mail as soon as I have it. Thanks.

[KCHomebuyers]

Excellent, thanks for the impending info. Prime/SubPrime doesn't matter a whole lot except what the exit strategy will be. On the prime NODs, a Subject-2 strategy will work best, and on the sub-primes, we'd probably be looking at a short sale.

[Dma-Willy]

Pat please send me an email from your email address to wcespedes@dmaleads.com so that I can make sure that I have it correctly. I have the counts back from the bureau they came in this morning.

[KCHomebuyers]

done!

[Dma-Willy]

Pat, I went ahead and sent you the info yesterday. Did you receive it. I haven't heard back from you.

[Debbie]

This thread is now closed.

JohnMichael no longer participates at Magic Bullets, therefore, he is no longer available to clarify any issues or answer any questions.

Anyone interested in discussing similiar issues/questions is invited to start new thread to copy/paste quotes or include a link to the thread of interest.