Mailers

While reading a marketing book titled “Launch” by Jeff Walker that my sister gave me I took his advice and sold something before I made it. I sold mailers. Was doing a live YouTube show and offered the viewers an opportunity to partner with me. The idea is that the riskiest part of land dealing are the mailers to get the deals. The mail cost a lot and you don’t know if you will get any deals at all. You might get one really good one you might get a bunch of them. I did not think anyone would take me up on it. I asked for $1 per mailier when they cost me $0.60-0.70 each. I asked for a minimum of 1500 to get some statistics going in their favor of actually getting a deal.
Since I did not think anyone would sign up I offered 50% of the profits I would have gotten out of the deals that came from those mailers. That is after the cost of things like pictures and other due diligence as well as financing.

I put a checkout link in the video so people could buy some mailers if they wanted to try it out.

Money started pouring in.

It did not take very long to figure out this was not sustainable. Before I knew it there was more money to do mailers than I had put into mailers since I started sending out mailers.

In my naivety I figured I would just send more mail and it would all work out.

More deals came in then I could keep track of. More due diligence needed to be done than the clock had time.

Lots of cherry picking happened and I started using others money to finance the deals. As they sold it became clear the $ spreads I was asking for were not enough while sharing the deal with finance guys and mailer partners.

Everyone involved wanted updates all the time. They should get them and their mailers should be well used. I needed a better solution. More people or more technology or both as well as better paying deals.

Implemented a business management software solution so now all the mailers and their results are shared with everyone involved with the deal in real time.

Started to partner with local real estate agents and other professionals to help get more accurate on buying properties and offer higher service on selling them as well.

Incorporated more people to help answer the phones and keep up on the logistics of closing these deals.

Increased the capacity to mail out offers and land the deals on all fronts. Now it’s not just me anymore it’s we and we are mailing out more cash offers all the time.

It has been one heck of a learning curve. Some of the people who bought the mailers did not have the patience and wanted a refund on their mailers. That turned out well for me as some of their mailers eventually paid out a lot better than the refunds. Have been sending out distributions as the good deals eventually went full circle.

It pains me that some of the mailer buyers have not gone full circle on at least one deal yet. They still have some more mail going out that may do it. There are a bunch of current deals under due diligence that may do it for them. I will send out some extra mail attributed to them if their deals all fizzle out.

Now we are back open for business on the mailers front. We are taking orders for future mailers to be mailed after the current mailer partners mail goes out.

Here is how it works this time:
If you would like to actively partner with us on mailers please pick out a preferred future mailer topic from the description list below along with its prescribed payout structure. Or go generic and let us choose whatever we think is the best to mail cash offers on.

We expect you to stay involved as this is not a passive investment its a partnership. You will get updates all along the way of whatever the people getting our offers reply. Please chime in if you are looking the properties up and finding anything out about them good or bad. Please chime in if you would like to finance part or all of them.

Mail a check, cashiers check or money order payable to:
Petobego LLC
1106 2nd St #851
Encinitas CA 92024

We are not accepting credit card transactions as this is not covered in the card processors terms of service.

On your check or included with it please provide your:
Name – You and or your company
Address – We will try to get title to send you checks but sometimes they end up coming from us
Phone Number – so we can call you
Email – where the automated updates will go
Finance – Do you want to participate in the finance side of your deals and or other deals
1099 info – Most all these payout are over the 1099 criteria so we will 1099 you on them if we can’t get the title companies to do it. To file 1099’s on your payouts we need your EIN or TIN as well as the name and address to put on there as well.
Experience – Please let us know how you heard about us as well as your experience in land dealing and what kind of education you have like LandAcademy.com or one of the other guru’s programs.

You do not have to finance your deals we can do that too.

Current Mailer options subject to first come first serve. $1= 1 mailed cash offer

Generic Mailers – We pick what and where to mail, layered on on multiple mailers for more diversification – 50% payout of profits after all direct costs including financing, realtor, title, pictures, architect, county reports, perc test, environmental reports, easements, access modifications, trash removal, etc. – $1500 min Purchase

Classic rural vacant land – 5, 10, 20, 40 acres in the middle of nowhere. Easy to buy easy to sell at the right price. This is going back to my roots of land dealing. In the current markets this looks like the place to be. 50% payout of profits after all direct costs including financing, realtor, title, pictures, architect, county reports, perc test, environmental reports, easements, access modifications, trash removal, etc. This kind of land had the least fees. – $1500 min Purchase

Hawaii Big Island – There are about 50K vacant lots in the south east of the big island. Bought and sold some of the little cheap ones in the past, now we have boots on the ground to tackle the better properties there, stick to the green side and take advantage of the market getting kicked between the legs with the last volcano. Everything went no bid but now it’s happening again and we will just make the market at lower price – 50% payout of profits after all direct costs including financing, realtor, title, pictures, architect, county reports, perc test, environmental reports, easements, access modifications, trash removal, etc. – $1500 min Purchase

Washington Mobile Homes – Old mobile homes were not built for the weather in western Washington. They fall apart so we started mailing them for land values. When there is an old mobile home on there we know its not a swamp and has access as well as usually has utilities too. Lots of the vacant land due diligence has already been done for us. What happens is we get old ones and ones that are liveable and ones with bad tenants. They can all be quite profitable. – 40% payout of profits after all direct costs including financing, realtor, title, pictures, architect, county reports, perc test, environmental reports, easements, access modifications, trash removal, property mgt, eviction cost, cash for keys, etc. – $3000 min Purchase

Oregon Mobile Homes – Old mobile homes were not built for the weather in western Oregon. They fall apart so we can mail them for land values. When there is an old mobile home on there we know its not a swamp and has access as well as usually has utilities too. Lots of the vacant land due diligence has already been done for us. What happens is we get old ones and ones that are liveable and ones with bad tenants. They can all be quite profitable. – 40% payout of profits after all direct costs including financing, realtor, title, pictures, architect, county reports, perc test, environmental reports, easements, access modifications, trash removal, property mgt, eviction cost, cash for keys, etc. – $3000 min Purchase

California Mobile Homes – In California its harder to remove bad tenants from mobile homes than other areas. Landlords still rent mobile homes and still get stuck with bad tenants. We can cash bid their land with mobiles on it and probably get great land as well as potentially liveable mobile homes that could be fixed up or replaced by the buyers. Will target the lowest days on market areas. – 40% payout of profits after all direct costs including financing, realtor, title, pictures, architect, county reports, perc test, environmental reports, easements, access modifications, trash removal, property mgt, eviction cost, cash for keys, etc. – $3000 min Purchase

Reprice old data – We have a database of hundreds of thousands of vacant properties and their replies to our offers. We love to reprice old offers and present new offers taking into account the old replies. We get less hate because we know who the haters are. We skip the problem properties that did not make the cut last time. We can up the bids accordingly or lower them in some instances to get more acceptances and cherry pick the better deals out of the acceptances. We know what sold and what didn’t. We know the local rules and customs of the trade. We have a direct feed to the USPS to get the current mailing address of the owner’s weather they are on vacation moved or still at the same place. Our data is more accurate and up to date then the county. This is a great strategy to get higher quality deals. – 40% payout of profits after all direct costs including financing, realtor, title, pictures, architect, county reports, perc test, environmental reports, easements, access modifications, trash removal, property mgt, eviction cost, cash for keys, etc. – $3000 min Purchase

Underutilized Properties – In cities there are properties that have current uses way below their potential use. Currently we are targeting older homes where multifamily complexes could be built. It takes a lot of data to pull this off. Multiple sets of data. Lots of it is street by street. Property by property. Lots of the properties that meet the data sets are already built out and some are not. It’s a very intense data scrub to mail the offers and the offers are a much higher size than any others we are used to doing. We plan to target one zoning after another in the same major cities we feel comfortable with. We are starting in San Diego and have started scrubbing data in Los Angeles too. The data sets are very small so there is not much to go around in each mailer but if one of the deals works it should out shine all the others combined. We plan to hire a local architect on each one to draw up what could be built on the property and sell that idea and picture not the house or whatever is there. In that fashion it’s just land and its potential use we are bidding on – 25% payout of profits after all direct costs including financing, realtor, title, pictures, architect, county reports, perc test, environmental reports, easements, access modifications, trash removal, property mgt, eviction cost, cash for keys, etc. – $500 min Purchase

Commercial/Industrial Properties – All this time we have been mailing out offers to buy residential land because that is what trades the most. It’s the easiest to see and tell the story on. Commercial and industrial properties are very obscure. They are in the good old boys club. They are also what lots of the shoppers want but just don’t know it. They want land they can use for something other than the typical 3 bed 2 bath house suburbia picture we get shoved into as the normal status quo. Commercial and Industrial land is different in different jurisdictions but generally has a lot less regulations on it than residential. Because of that if it is marketed well it can trade for a whole lot more. We can make cash offers on the unmarked land and take it to professional local commercial brokers who know who should buy it and target them for us. We will end up covering a lot of area to get the statistics to sing on this mailer category – 35% payout of profits after all direct costs including financing, realtor, title, pictures, architect, county reports, perc test, environmental reports, easements, access modifications, trash removal, property mgt, eviction cost, cash for keys, etc. – $1500 min Purchase

If you have the nerve to try one or many of these mailers out I am proud to be working with you. Thank you for all your positive support and patience as we polish off round one and get round two of the mailers flying!
Luke Smith
You can reach me on Tik Tok username @ruralvacantland.com

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