How Many Deals Will I Get From The Automarketer?
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How Many Deals Will I Get From The Automarketer?

Hey, it’s Joe. I’ve got another question here. This one is from Erica Jansen. “How many deals should you get from the Automarketer
system?” That’s a good question. It’s really hard for us to be able to tell
how many deals you’re going to get personally because I don’t know your skill level. I do know how many leads come in. If you have a very low level of skill, if
you get 100 leads coming in, and you convert one of them, you’re doing pretty good. You know, it takes 100 leads, and it takes
100 real conversations with sellers before you actually get good at this. And, you know, my goal for my students is
to tell them do 15 to 20 real conversations per week where you don’t get off the phone
until they’ve told you no at least five times. And the way you do that is, you just keep
asking them questions. You use the script that I give you, and you
keep asking them questions about their situation until they keep telling you no and then eventually
you say, okay, I get it. But you have to learn how to do that because
the reason they’re saying no is because they don’t understand what you’re doing, they don’t
trust you, and they don’t think you have the solution for the their problem. So you have to help them understand that. But you can’t really help them understand
what their options are unless you know what their situation is. So you have to ask them questions to find
that out. So, anyway, you’re going to get leads and
you’re going to be better at converting. And somebody who’s really good at converting
is going to convert 1 in 3, 1 in 5 of those leads. But somebody who’s terrible at it is not going
to convert any of them until they learn how to do it. And sometimes it takes 50 or 100 conversations
before you do that. If you make, you know, if you make 15 or 20
calls, real conversations, per week, that’s going to take you 8 to 10 hours a week. You know, if you do that over the next 5,
6, 7, 8 weeks, you’re going to probably put together a lease option memo. And then you’re going to have to put together
a deal through that after you do that. And that’s how you’re going to learn. That’s why I tell everybody give yourself
3 or 4 months before you can expect to make any money in this program. And that’s if you put in the time and do the
work. If you don’t put in the time, if you don’t
do that work, if you don’t follow through with the process the way that I teach, you
won’t make a dime. So, follow through with the process and you’ll
make it happen. So as far as the leads that come in, though,
we’re seeing response rates that are very high. So depending on the amount of leads that are
in your area, and you can go into Craigslist, you can look in your area and you can say,
how many people are selling For Sale By Owner? And let’s say there’s 100 people that come
in every few days. So, let’s say 100 people a week, let’s say
come into that system. If you send out a text blast to those people
you’ll probably get 10 to 20, I’ve seen as high as 40, responses from 100 people. So I’ve seen, you know, 10%, 20%, 40%, 50%
— I’ve seen 70% response rates on texts. Text is amazing. On email blasts, we’re getting a 2%, 3%, 4%,
5%, the average is 4.5%, across the board for the email responses. Email responses are much slower and take a
lot more time. But they’re included in the program right
now. Eventually we’re going to get rid of the email
campaign process altogether and focus on text and voice blasts altogether. So I’m not sure how soon that’s going to come,
but that’s going to be coming eventually in the system. So using text makes a lot more sense. You’re going to get a lot more leads and they’re
going to be higher quality of leads, and they’re going to come in almost instantly so when
you start the campaign, you know, within 10, 15, 20 minutes, you’re going to have people
returning your text, you know, wanting to talk to you about what you’re doing. And that’s a phenomonal thing to have because
it gives you a chance to get up to bat, learn how to talk to these people and get good at
it. You know, until you have a chance to get up
to bat, it’s not going to happen. Now, again, you don’t have to have the Automarketer
to do that. You can make cold calls to these people on
Craigslist that are For Sale By Owner, and just ask them, “Would you consider selling
your home rent to buy rather than selling it outright?” And if they say yes, you put together the
lease option memo. If they say no, then you ask them questions
about their deal, and that’s a lot about what we’re talking about on these videos and what
I talk about in my training and my books and the mentor program. It’s all about learning how to make an offer
that can be accepted. The rest of his question here is, “In the
last two months I’ve sent out 884 new messages in the follow-up system and I was able to
get 5 memos from this and 3 of those fell apart, leaving me only 2 to sell. I got about a 10% response rate from the 884
to say yes or maybe, about 85 or 90. Out of those 85 or 90, after talking with
each of them on the phone, I only got 5 memos. Some of them, I was never able to get hold
of. I’ve been doing this for a while, and I’ve
sold 10 deals in the last year and a half. What am I doing wrong? Could it be that I’m a realtor now and I wasn’t
before?” Being a realtor doesn’t make a difference. As a matter of fact, being a realtor can help
you in a lot of ways. So that’s not the issue. Being skilled on the phone is good, but let’s
look at your numbers here for a second here. You’ve got 90 leads, you’ve got 5 memos out
of that. That means that 1 in 10, 1 in 20 of those
deals, you know, 1 in 20 of those leads you got a memo out of. That’s not bad. That’s not bad at all. You know, and so it’d be nice if you could
1 in 3, 1 in 5, but 1 in 20 is not too bad. And if it takes you, you know, 15 minutes
to call, it means how many deals did it take, or how many times, how many calls did it take
you to get a memo together? You know, if it was 15 minutes, 4 is an hour,
you know, times, you know, if you did that, you talked to 20, that’s 5 times that, so
you talked to people for 5 hours. Five hours to put together a deal that is
going to potentially make you $5,000 to $10,000 when you get it closed. That’s not a bad closing rate. Now, you still have to sell that property,
but it doesn’t take that much time or skill to be able to do it, you know, doesn’t take
that much time to sell the property. So I don’t think that’s necessarily a bad
response rate that you’re getting. You’re getting a ton of leads, and you’re
getting a lot of them that are saying yes. So I think that you’re not doing anything
wrong. As far as, the problem here is you got 5 memos
and 3 of them fell apart. That’s the issue that we need to talk about,
I think. If you had gotten all 5 of those, and you
made $5,000 from each one of those people, you know, how many hours, you know, and so
you got $25,000 came in from those deals. You know, how many hours do you have into
that? If you had, you know, 5 hours on the phone
and maybe another 20 or 30 hours doing something else, and made $25,000 for a 40-hour week,
not bad income. Not bad income at all. And now it takes time for you to do that,
but if you built a funnel where you had a bunch of these coming in and it was happening
as a regular thing, and you had people that were closing these deals for you that didn’t
cost you very much money, then it might make sense to make that happen. Now, the fact that three of those memos fell
apart — why did they fall apart? That’s an important question in this process. Most of the time they don’t sell because the
monthly payment is too high. If you, your price on the property, when you’re
selling on a lease option, if it’s too high, that’s okay. You can usually sell a property that’s a little
bit over market value. I’ve sold properties substantially over market
value in upside down markets. But, if I go over the market rent that’s when
problems arise. If you put the property onto Craigslist or
onto Zillow, and you’re getting 2 or 3 or 4 responses from buyers every week and you
don’t get that thing sold in a month, it’s because your monthly payment is too high. You’ve got to get your monthly payment down
into a place that fits at market rent or below. So just lower that price. Because what you’re competing with means that
it’s not, you know, they’re beating you out. People look at between 18 and 23 homes before
they buy one, on average, according to the National Association of Realtors, and they’re
going to buy the very best property that they can find for that money. So if yours doesn’t compete, you’re not going
to win. And the thing that people are looking at when
they’re buying lease option is that monthly payment. That monthly payment is vital to being able
to sell this. And you’d have a better chance of making that
work. It’s also possible, and I see this happen
in my students all the time, that you know, when deals fall apart, they fall apart because
you didn’t build a relationship with the seller or that they don’t trust you or they felt
like what you were offering them isn’t working. So you need to solidify that deal. Don’t always take yes for an answer. You know, I tell you you’ve got to take 5
nos before you hang up by phone. So don’t take no for an answer, but also don’t
take yes for an answer. Just because they say yes to you doesn’t mean,
okay, good, I’m going to go to work. You’ve got to talk to them a little bit and
make sure they understand what you’re doing, how you’re doing it. Make sure that they’re on board for doing
it the way you need to do it in order to get it sold and once that’s done, then you can
move forward and keep in touch with them using the follow up system that we’ve got. You know, there’s a series of emails that
we send out to people after we sign them up that helps educate them and explains to them
what we’re doing and how we’re getting it sold, and makes it easier for them to work
with us and trust us and know that we’re getting the job done. So that’s the reason that deals like this
fall apart. And, of course, if I could talk to you in
person it’d be a lot easier. Actually, Erica’s in my mentor program now
and we have discussed these things in detail, but I thought I would answer this question
on these videos as well because I thought it was a valid question and I think it makes
a lot of sense and I think a lot of people are running into these same issues that are
working in the Automarketer that don’t have the benefit of working with me in the mentor
program. All right. I hope that helps. Good luck.


  • Tony Jor

    Hello Joe, my names Antonio. I left you a voice mail last week and haven't received a call back. I know you must be extremely busy so should I email you? I'm trying to get into the mentor program and have questions about the first steps to follow. I hope to talk to you soon. thanks

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