How I Got 20 Leads for $25 Without an Agency

If you're in real estate wholesaling, you don't actually need an agency to run your ads. I can teach you exactly how you can run them and get good results. As you can see from my Ads Manager, this was yesterday and we are targeting multiple counties. And as you can see, we got around 20 leads for less than $25, and from that we got 2 contracts. So I'm going to show you exactly how to make good ads so that you can beat your agency. Oh, for context, we get one contract for every 20 to 25 leads that we get on Facebook, and that gets our cost per contract at around $1,000 to $1,200, and we end up making $15 to $20K per deal. So I'm going to show you the best way to do and run these ads so that you can 3x your conversion, because the better that your marketing is, the more efficient that you will be, because you don't need to spend as much. You just make more money with the money that you already spent, right? Right? So if you are able to fix the marketing bottleneck, what that's going to do for you, you're going to get a lower cost per lead and you're going to have lower, uh, cash conversion cycles. Because if your sales process is good and you're targeting specific pain, uh, motivation when you are targeting to sellers, you're going to get a higher acceptance rate. So instead of just doing the traditional ads that everyone is running, So if you had an agency, you're probably not happy with them. That's because they run the same ads to all of the clients. So I'm gonna show you some action items that you could do so that you can make ads that actually call out your specific avatar so that you talk to the people that are actually most likely to fill out the forms that you can help 'em buy for cash. So what I like to do is I will look for your past couple deals and really categorize what was the main motivation that made them sign a contract with you. Like go back, Susie, Mary, whatever, and figure out exactly what made them reach out. So what you're going to do is you're going to classify them probate, divorce, downsizing, and you basically just want to spotlight the fact of the things that you're doing good, like the things that your company excels at and how you can beat the other companies. And then basically once you find the angle that you feel most comfortable with, your ads need to show, show exactly what you do. And if you can put some proof of like a review, a testimonial of like anything that gives the viewer proof that you actually do what you say you do, that's going to help your conversions, right? So After you do that, you basically need to take into consideration the new Andromeda update. So before, historically, you would be able to have a campaign, you would put different ad sets with videos and images, and, you know, you would put 3 to 5 ads in each ad set, and then you would target specific categories. But with now, with the new Andromeda update, they basically just want to streamline and they want to use their AI to put the ad in front of the people that are most likely to convert. So it's basically making a little bit easier for you. So if you would have a funnel where you do like the broad approach, like, hey, we buy houses for cash, that would fit, like that would sit at the top of the funnel. And then more pain-based ads would sit in the middle. Like, hey, if you're dealing with foreclosure, we can help you. We just help X, Y, and Z. And all you need to do is click on the link below. We give you a free consultation, whatever, right? And then at the bottom of the funnel are people that are actually looking for a solution. So basically what Facebook is now doing, it's, it's putting all of the funnel and they want you to have ads that talk to the different avatars in a different way and in a different hooks. Meaning instead of having to have different ad sets, all you need to do is compile all of your ads together within one ad set and make the ad copy and the headline general enough where it would apply to each and every one of the ads. So basically all you need to do is have a bunch of different angles with the videos and ads and compile it together, and then Facebook is going to show it to the best person. So it's got— it's going to make it easy for you guys. But like I was saying, if you need to focus on a specific angle, you know, you can have a like on the ad copy or the headline, something specific, right? And what I recommend is like not just doing the specific like, hey, we just buy houses for cash, but if you can do some sort of like statement, uh, where like what happens when they sell to like an investor or the traditional way of selling, where you can make it more broad, where it actually is going to apply whether if your video is about downsizing or foreclosure or they need to sell fast or if you can be like the other investors in the area, you just need to take that into consideration and just apply it to all of the ads, right? But if you were to do like the pain-based ads, you could do something along the lines of, okay, like if you have a vacant property, hey, stop paying for a property that you don't even live in. We actually help people that, you know, have vacant properties. We can give them a cash offer instead of it costing you. How about you sell it and make it an actual asset, right? So if you do very good with probate, you could just have the same approach and then just basically just want to squeeze and talk about the stuff that you are good at. But it's very important that you specifically call out specific pain-based ads so that whenever you put it in front of people, the people that are filling it out, you know, they're most likely to be distressed or motivated. And then if you can plug that into different markets, That means that each of the people that are actually submitting their information, they are distressed somehow. Oh, I already made a video on how to do the structure of the campaigns and how to make good ads. So I'll link a video down below here in the description. Uh, but what you want to do and how you win in Facebook is just, you just want to test different variations to see what's going to work. And what I mean by that is like, you can have different campaign structures. You can have different ads. Images, and then you gotta be able to just see the breakdown of which ad is giving you the most amount of results and what's working right now. If you already have ads that are working, you can just put them together in a campaign, campaign budget, um, campaign where you put the budget on the campaign and not the ad set. And then if you turn on the dynamic creative, what this is going to do is going to mix and match all of the ads and, you know, just giving Facebook more leeway to use the AI and put it in front of the people, right? So testing is very important because if you don't test, you don't know what's working. So after that, what the main important thing that you need to track is, okay, one, am I getting leads? Okay, if you are getting leads, what's the usual cost? So for us, it's less than $30 and that's what we're happy with, but it's just going to depend on the market. But the way that we see it is, okay, are we getting leads? What's the cost? And then what is the link click to lead ratio? So a campaign that's optimized and is working well, you want to be getting a lead for every 5 link clicks or less. That means that if 5 people click on the ad and 1 is submitting, that's good. And then after you do that, you want to have like a quality check on the conversations that you're having, meaning, hey, are they urgent to sell and are they motivated? And then the next thing you need to track is, okay, how many How many leads do I need on average to get a contract? And it's probably going to take you 2, 3 months before you get a clear guideline, but on average, you need like 20 to 25 leads to get a contract on Facebook. And then once you systemize that, you know exactly how much you need to spend in marketing to get to your goal. So you're going to need to know exactly how much you're making on average and how many leads you need to get to your goal. And then what that's going to do is like, if you know that you need to spend $5,000 to make $30,000, $40,000, $50,000, I mean, that makes it way easier because now you have a goal of where you need to scale to and how much money you're going to make. Right. But you know, once you get the leads, I mean, that's part one. Your lead gen is going to get them in the door, but then your sales process is going to convert them. Right. So for us, we use GoHighLevel. And then what's super important is that your team is able to contact them within 5 minutes. Because, you know, the studies show that after 5 minutes, the likelihood that you put the property in the contract drops by 80%. So it's super important that you reach out to them. And basically, you just— like I said, you just want to check for the urgency and motivation. And what's very important is whether you're doing the sales calls or your team, you need to actually dig deep into the motivation and then set the expectations of how you work, you know, what is to be expected, how long the phone calls are going to take, or you're going to go over. You got to give them the permission to say no because you want them to be in an even playing field where if they don't feel comfortable with something, they can have an honest and open communication with you. But what's super important is that you actually spend way more time talking about the motivation and what selling the property is going to do for them and not take anything for face value. Meaning if they tell you that they're selling because they're looking to move, We gotta be able to ask them like, okay, I mean, why are you moving? What is, why does selling is important to you at this point? Like if you were to sell, what would that look like? Can you give me a picture-perfect scenario? And then you just need to position your offer and the solution that you bring as the answer to all of those things. So the more that you focus on the motivation, the more likely is that you're gonna get that deal. So what I would recommend is you need to spend double the time that you were spending before, talking about the motivation, and actually tell them exactly, like, figure out what that would do for them, and then dig deep to get this deal. Because if you don't get it, somebody else is going to get it. So, you know, I made a video on like some of the ads that I run, but for example, this one I'm calling out downsizing. This one is just kind of like general, like, hey, if you have a property that you don't want to sell. So this would be— this would sit in the top of funnel that I was showing you earlier, like broad approach. This one kind of like the same thing, but this too worked very well because now we're letting the sales team talk to the people, right? So this one is like, hey, we have properties in any condition at any price. We can give you a cash offer very fast. So our goal is to get them in the door and then just let our sales process convert them, right? But once we switch to this pain-based ads and actually like running my own ads in-house, our cost per lead dropped probably more than 40%. It was probably like 50% because now for this year we're going to spend less than half than what we were spending last year and we're going to make the same amount of money. So basically I'm netting over 30-40% more in my pocket instead of like last year because a lot of people, they're just spending money on a ton of marketing channels without actually realizing which is the best channel that is giving you the best return, right? Because in the end, for wholesaling, it's all about how much money you net at the end of the day. So you don't need to have a huge operation. I don't want to do that. For me, just like the risk is not worth the squeeze, right? So I just want to have a business that makes me $100,000 per month because I know after commissions, expenses, you know, I'm netting $30,000, $40,000, $50,000, $60,000, $70,000 in a month. And I'm okay with that because with wholesaling, you know, there's a lot of moving parts and I don't want to have a huge headache, a lot of moving parts. I just want to know, okay, in order for me to do this, I just need to focus on the marketing. I need to lead the team and make sure that we convert them. So if you need help setting this up into your business, we are actually taking on more clients. So if you are already doing deals, you are like, say, $20K per month, I want to help you. I want to teach you exactly how to do this. I want to refine your sales process and I want to help you make more money by focusing on the stuff that actually matters. So if you're interested in hearing how we can help you, book a call down below, and I look forward to seeing how, you know, I can help you make more money. So with that being said, I'll catch you on the next video. Thank you, guys.