what is going on everybody this is the
weekly batch leads investor Thrive live
call where we talk to you about how to
get deals how to use batch leads to get
more deals that’s why we’re here we just
we want to do more deals right Landry
yeah that’s right let’s do it yeah so
that’s our goal is for you to watch this
and you to take this and apply it in
your own business we’re not just going
to talk about the theory we’re going to
actually show you how to do it as well
so what we’re going to be talking today
is actually something that I’ve been
hearing a lot of people doing deals
through recently more than before you
because I always have my ears the ground
I’m always know kind of like what’s
going on so a lot of people been saying
uh pre-foreclosure stopping the
Foreclosure from happening and uh you
know talking to the seller well I
wouldn’t even say seller the the
homeowner um openly and honestly about
the situation they’re going through
we’re going to talk about how to
navigate that and uh how you can get a
deal because I’ve done many deals
through people that are in
pre-foreclosure um so let’s Dive Right
In Landry what’s up how you doing today
pretty good yeah I just uh I feel like I
just was about to go for the same thing
I say I’ve noticed on all the lives that
I do I say the week’s just flying by
that’s I wanted to say but yeah is the
week flying by this week for you yeah it
it is fine sometimes it doesn’t and I
just it just comes out so I’m gonna I
need to flip the script a little bit but
yeah I’ve been good just kind of can uh
keeping busy with lots of projects I’m
always doing I have been seeing your
social you you are doing some cabinets
that’s awesome yeah I kind of had a
couple setbacks I had to like my quarter
round wasn’t covering like the between
my floor and the cabinet so I went and
got a piece of wood and blah blah blah
all this other stuff so yeah I am G to
finish it and post about it and kind of
just keep sharing it so yeah anyway what
about you I will say your tape job is
amazing like you should get paid to just
tape uh and go and tape people before
houses before they paint amazing that’s
what I used to do with my Dad yeah he
would spray so I got a sprayer and
that’s why I’m doing it that way by the
way I had couple people being like I
would have just slapped the paint on I’m
like well I’m doing something different
that’s why everyone check out Landry
social uh if uh you haven’t you want to
follow the journey yeah yes you should
just do a a YouTube channel or something
about just Taping that was it’s very
satisfying to see that okay yeah yeah
yeah yeah everybody that’s watching this
again how to talk to seller to someone I
wouldn’t say sellers guys let’s get
sellers out of the way because people
that are in pre-foreclosure they don’t
want necessarily want to sell most of
the time I’d say 99% of the time they
want to stay so if you’re like hey this
is a seller well look no let’s not
address them as a seller let address
them as a homeowner so how to talk to
someone or a homeowner in
pre-foreclosure this is very very
important because when I first started
guys I did what most of you probably do
you just say hey I’m calling to see if
you want to sell your house and that’s
very insensitive to someone who’s
probably going through a lot so we’re
going to talk more about that and how to
have that conversation but I don’t I
want to say shout out to the sparkling
water crew is that what you got yeah
have you ever tried spin drift I have
not but I I I’m a superior I’m a
Kirkland fan through and through gotta
yeah hey real quick do you uh you play
guitar right you sing and play guitar
yeah I haven’t picked it up in a while
but yes check this out batch leads
hooked it up oh wait I saw that yeah for
when you did the event or when you at
the B batch lead’s electric guitar heck
yeah that’s oh yeah super oh heck yeah
that’s awesome I don’t I only know how
to play like maybe one song ter not very
good but we just have to yeah pick up
some other ones maybe make up a couple
of your own eh maybe sing match yeah we
got some shout outs from people because
this is live everybody we’re doing this
live we got uh Gano I I still gotta
learn how to say that do you know do you
know how to pronounce that um Landry I’m
terrible with pronouncing names give it
a shot let’s see how you can do
oh yeah okay is that right I mean I
don’t I I still got to talk to him on
the phone and be like hey how do I say
your name I think it’s it might be right
it might be wrong people always screw
mine up even though it’s like land re
people always think it’s laundry Gano
okay very easy okay everybody so let’s
dive in let’s talk about how to talk to
someone in pre-foreclosure look as I
would say as things like progress and um
the economy I think there’s going to be
more pre-foreclosure more
pre-foreclosures are going to happen
more foreclosures are going to happen so
if you can specialize if you can help
people in that situation and as if you
can look at those people not as a
paycheck but a way to actually serve and
help them you’re going to get more deals
and you’re G to be happier and be able
to sleep at night right way more than if
you’re just like oh I just gotta make
money so right how do you start let’s
start before we talk about the
conversation let’s talk about getting a
hold of these people let’s get talk
about getting a hold of this list so
there’s multiple ways to get a
pre-foreclosure list um you obviously B
leads has data that you can get it from
you can also get it from your county I
get mine from my County for free I just
asked my title company I just said hey
tile company can you send me the
pre-foreclosure list every month so
every month they send me the new
pre-foreclosure list okay and uh you
know notice the default just that’s kind
of the list that I get just to let you
know that’s when they stop making
payments and then they get a notice that
they’re in default and I think there’s
90 days I know all over the United
States it’s there might be different
processes and stuff but that’s the list
that I get so as soon as someone hits
that list that doesn’t mean that they’re
like freaking like ready to go a lot of
people right A lot of people just chill
like the whole time and they’re like
well I’ll figure it out and when I I’ve
called someone on our last call about
this they were like no don’t talk to me
you know because they’re getting a bunch
of people calling them just like you
want to sell you want to sell you want
to sell so we’re gonna try and approach
this from a different way and we’re
going to show you how it’s working for a
lot of people I’ve I’ve talked to a lot
of the top marketers that send uh
marketing messages out they say this is
the best way to approach people in
pre-foreclosure probate these these
situations where look you’re not in
their you’re not in their shoes you got
to put yourself in these shoes they they
are losing their home they do not want
to get a call from someone saying hey my
name’s John I saw you know do you want
sell that that could really uh a
sensitive you know time and and and
topic to just bring up you know yeah and
and not only that but if someone’s in
Pre foreclosure there’s probably some
like cross uh things that are happening
like cross motivating motivating factors
you would say as like a a wholesale or
an investor like they might be going
through divorce they might be someone
might have died in the family someone
might have died and the property now is
in default because they haven’t been
able to make the payments so if you just
call and you’re like hey is the house
for sale like there’s probably a lot
going on where it’s it can be
insensitive and you might not get the
reception or like the response that you
you feel like you you would normally
think you could get from asking that
question so let’s let’s go I just told
you where you can get the data let’s go
right now into showing you what you do
once you get the data all right Lander
you got um you’re gonna sh Show us how
to skip trace it right yeah absolutely
and real quick Nathan too because if you
guys do have a batch leads account or
you guys try it out and get into a trial
it’s in you just literally go to this
property search section and then just
type what you know your market and then
you can pull up your filters and find
people right here in the pre-foreclosure
and auctions before I skip trace the
list Nathan I just wanted to ask you in
terms of like for example the people
that you’re reaching out to in starting
conversations with you mentioned are
notice of default so people brand new in
the process you know it’s it’s been 90
days since they’ve made payments and now
they’re getting an official notice
what’s the difference in reaching out to
somebody that is brand new in in that
compared to somebody that maybe already
has like an auction date which you guys
can filter in here too but what would
you say on that auction date is just
it’s it’s coming up sooner right they
have a date for the auction so that
those people you could say maybe might
be further along the process it might be
more motivated yeah you notice sometimes
with I guess it’s kind of just like a
mix with the people that you’re getting
people that are maybe maybe a little bit
in denial in the beginning of the
process of oh yes a lot of people
there’s actually people that are like
masters of staying in Pre forclosure or
they they get in and they get out they
get in and get out I talked to someone
that bought a house that been going
through that process for like 10 to 20 I
think he said 20 years I don’t want to
like get too crazy really like getting
in and out of that process or okay for
that long they they played the system
and eventually they like weren’t able to
do it and they lost the house and then
that’s why he bought it at an auction
but there’s there’s just people who like
they’re not that worried about it
they’ll catch it up they’ll they have
family um or they’ll just sell it on the
MLS that was happening a lot during the
pandemic when properties were worth a
ton people that were in pre-foreclosure
could have just just they could just
sell it but now the way things are now
you can’t just store your house and just
sell it if you’re in a bad spot so
anyway to answer your question it just
depends um it always depends and that’s
why you have to approach it when I’m
going to explain to you guys all how to
approach it the right way versus the
insensitive way the pain the painful way
you know want to be painful with these
people painless the name of the game
yeah okay so once you guys get the data
whether you import it you know yourself
if you are like Nathan and grab it from
the county you know I love that way that
you’re having your relationship with
your title company and they’re able to
get you that list as well for people
just brand spanking new in that that
process or if you guys get it in batch
leads once again it shows up the same
way so all you have to do in the my list
section is just select them of course
you’ll filter them out and find them but
you’ll just select those guys I’m just
going to grab this first page click
actions and then skip Trace so super
straight to the point so I’m just going
to click skip Trace never charges
charges you for duplicates or properties
that don’t return info which is really
nice just going to name this
pre-foreclosure skip trace and these are
in Arizona so I’m just going to label it
click skip Trace takes a couple minutes
and then eventually you’ll get the info
over to the right of all of these
contacts and in each of their details
and then you have a skip Trace section
like this so it’s currently processing
and then you can just download the
results so it takes to less than a
minute probably to do it so wow
that’s it right yeah that’s it there you
have it so how do you reach out to these
leads now so look there’s there’s going
to be a couple uh Solutions right you
can text you can call you can mail you
can r i don’t do rvm but you can rvm you
can smoke signal you know I’m just
kidding you can’t do oh I was like I I
mean because I wasn’t thinking of the
like legitimate smoke signal it’s a joke
got I get you I get you but one thing
that is working a lot right now guys is
door knocking okay but again you got to
door knock with the right message if you
knock on someone’s door that’s in
pre-foreclosure and you’re like hey I’m
here to see if you want to sell this
house you haven’t made payments on they
might be like get out of here or not
give you that warm response that you
feel like you know you you deserve as a
as an investor which you probably just
you know again you got to put yourself
in their situation you got to put
yourself in their shoes so let’s talk
about how to respond to people the right
way okay uh and this is an opinion right
like but this is what I’ve I’ve done a
lot of research and I found a lot of
people that are doing deals this way are
having success because again they’re not
approaching it as like hey are you a
seller I’m here to buy your house right
they’re here they’re there to solve the
problem right they’re there to help out
and provide value and if you can
approach every situation that you find
yourself in as hey I’m here to provide
value to the other person not take
advantage or get what I want you it’s
going to work out better so let me show
you guys how I leverage uh AI artificial
intelligence chat GPT to write me a
message I kind of have a good idea of
what to write but I kind of I ask chat
to help me out sometimes so let me show
you what it said and I’m actually kind
of amazed that it’s exactly what I I I
wanted to say but they said it even
better than I could so I said when
reaching out to someone in
pre-foreclosure uh sorry what is the
best way to text someone in
pre-foreclosure and let them know you
are there to help that’s all like not to
buy their house but to help so it says
when reaching out to someone in
pre-foreclosure sensitivity transparency
are and transparency are essential these
individuals are likely going through a
stressful period and it’s vital that
your message is clear concise respectful
and non-invasive here’s a suggestion wow
AI that was really good I’ve never seen
got a better idea of what’s going on
than most wholesalers do right so this
is a letter this is a a postcard this is
a text this is a call or you knock on
the door and you say this or you leave a
note on the door whatever this is
exactly what I’d say maybe I shorten it
down I’ll show you how to do that but
basically you say hey hey uh you knock
on the door let just say hey Joanne I
hope this uh well this is a text but it
says I hope this message finds you well
my name is real estate Nate and I’ve
worked with homeowners in your area to
find Solutions during challenging times
like pre-foreclosure I understand how
tough this period can be and I’d like to
offer assistance whether it’s discussing
potential options helping navigate the
process or answering any questions I’m
here to help without any obligation on
your part if you’re open to a
conversation please let me know if
you’re available your privacy and
comfort are my top priorities I that wow
that is a really really nice message
yeah really nice right so Landry you’re
in pre-foreclosure you you just got
you’re going through a lot of crap in
your life for example uh in this
situation and someone texts you saying
hey landre is your house for sale or
just says that you you’re probably not
going to respond correct right I I don’t
think so in in that type type of period
in my life you know well it might be
tough right especially well look at it
especially if you’re getting like 10 or
12 of those texts a day that say the
same thing that’s overwhelming already
in general even if you did want to it’s
almost like I don’t even know who’s
legit here I don’t even it’s not even
worth it to me to to reply to anybody at
this point right but you get a text
message like this and this is what I’ve
been talking to a lot of marketers about
and people that are crushing it and
doing well with pre-foreclosure is they
let I’m the expert at pre-foreclosures
I’m the expert at stopping foreclosures
from happening I’m here to help um if
you’re if if you need help right I’m
here to give you um some advice navigate
the process and those people are like
whoa how do I get out of pre-foreclosure
how do I stop this how do I stay in the
house they have those questions and then
you’re able to navigate there’s there’s
guys in the industry that will actually
even call the banks and negotiate the uh
the payoff they’ll actually try to
negotiate much is uh is there now it
doesn’t always work but at least they’re
able to help out and and you know help
the seller in a time I keep on saying
seller because it’s ingrained to me
right that wants to uh you know stay in
the property or at least know their
options right and that’s that’s the best
way to work it so everybody if you you
know if you type something in like this
uh you can even ask chat to be like can
shorten uh short short in the message a
little you can ask it to improve it
right and then it will it’s so I always
forget about it you know how cool I
think we were talking about last time
you could tell it to do it in the tone
of somebody you you know somebody out
there which is kind of cool so switch
say this in the tone of David Spade I
think yeah that’s is what it was yeah
and let them know I am an expert at
foreclosures you can get really specific
with this stuff yeah let’s see
channeling David Spades typical car
sarcasm yet humor Stone so guess who’s
become the go-to expert at stopping
foreclosures yep it’s joing right it’s
your T if you’re tangled up in that
foreclosure web let’s chat I promise no
pressure and all privacy and who knows
maybe I can actually help spoiler I
totally can I kind of I kind of like
that hey that’s actually not bad you
know I think this is super helpful to
have like if you had different templates
you know to switch it up different
tonality see what works like for anybody
in in any part of their business it’s
always really beneficial to see what
marketing method is working best what
list is working best so why not with
like your messaging so that’s super
that’s yeah that’s really cool fam like
you said hey it’ be cool to have a
couple different templates so there you
go give me 10 different templates right
oh that’s awesome super quick no brain
power no brain power so guys this is it
like I’m kind of trying to change your
mindset and it’s not just me uh that’s
like preaching to you guys this is me
too I used to come off and just say hey
do you want to sell do you want to sell
do you want to sell and I would approach
it like that and I would it was like a
numbers game for me I was trying to do
as many texts as many things as want but
if you want to be more successful in
this business and lower your marketing
spin you have to be strategic you got to
be like a sniper you got to go
and and really make the most of what you
have so definitely uh don’t approach I
would say this uh working with
pre-foreclosures people in Probate
people in tough situations divorce with
not being sensitive to their situation
you want to be sensitive to what’s going
on okay so uh that’s pretty much it
that’s all I wanted to kind of tell you
guys is if you want to go out and work
uh preforeclosures auctions probates uh
divorce any of those really sensitive
topics which cause people to probate
they need to sell pre-foreclosure they
need to sell if they don’t figure it out
and we know that they they’re going to
sell or they need to sell it’s just yeah
we don’t we you shouldn’t attack it or
Target it without you know being
sensitive to the situation as chatbot
has as I say chatbot it’s been as chat
GPT I don’t know why I say chatbot but
same thing but yeah Landry do you have
any questions like for someone that
might um like putting oursel in the
position of a new wholesaler a new
what what questions do you think they
would have or the audience that’s
watching this live what questions might
you have for us yeah yeah post your
guys’ questions well I’m wondering so
like for example when I first started uh
working for batch it’s been over three
years now right before that I went out
it was like right when coid had started
yeah like right in the beginning of it
and I went out and I would just to get a
feel for like what people were doing
before I started getting into the
software side of things I went on and
knocked on some doors and we’d go and
knock on people in pre-foreclosure and
there was somebody that I think I’ve
told you about this story before where
they wouldn’t have their parent come to
the door it’s like a kid that answered
and he’s like you know we’ll sell our
house for he threw out some super
outlandish price or whatever we couldn’t
get a hold of the actual owner and then
it actually did foreclose a couple days
later so I guess for anybody I know it’s
really easy to get all caught up in the
hypotheticals and everything but also
just some of those really big uh things
to remember for people that are getting
started out like what if somebody is not
interested is there anything you can do
to um like how often would you follow up
what other actions would you take if
somebody is just not having it or in
denial or whatever if you’re really
trying to provide value for them and
really try to make sure that they don’t
actually have their property for clothes
yes yes so this is the key everybody
listen to this because this is what
again I’m I’m diving into the marketing
aspect of the business business because
I know how important it is to say the
right thing and have the right message
what I would do to answer your question
lry like I used to when I was new I
would just send out like a Text Blast to
the pre-foreclosure list like maybe once
or twice and if they weren’t interested
maybe I’d throw them like and I’d follow
up like every whenever I just got to it
like I just wasn’t that I thought about
um but I was really just tried like two
times to get a hold of them right um but
a lot of the the gurus and the experts
at marketing are like hey look these
people go in and out they they they
don’t decide if they want to do anything
until like the last minute a lot because
that’s why they’re in pre-foreclosure
most of the times maybe they weren’t
able they’re not like uh able to take
care of things immediately right they
don’t a lot of them don’t take the
action immediately to pay their their
mortgage if they can maybe they put
other things in in front of it but
anyway um the key is to follow up with
people until the house is foreclosed on
or sold or they catch it up and they
tell you they caught it up right yeah um
like I’ll give you an example I used to
mail when I first started I mailed yeah
and I thought mail was like you would
send out like maybe one two three uh
mail so it’s like three months and then
if you didn’t get anything it’s like
well whatever I guess didn’t work
there’s people that mail and they’ll
mail consistently to the probate the
pre-foreclosure list for years years
they’ll just keep going until that
person sells like I said or um they find
out what’s going on in the situation
they talk to them but if someone’s like
no uh leave me alone that’s probably not
for me I wouldn’t stop now I would not
stop talking to them I would just be
like hey totally get it and my next
message would just be something
empathetic as well being like hey just
checking in I know this can be a tough
time here for you right yeah uh so that
that’s to answer your question if if
they’re telling you to leave you could C
them at the wrong time um it could just
be a bad day but you know Falling Up and
being consistent with it is the key to
getting those kind of deals and not just
trying to get lucky with like one or two
hits like I used to when I was really
beginning yeah just having that
consistency and figuring out a flow I
think is important for people kind of
getting started so you know exactly so
uh Gano asked the question of what other
options are there besides selling for
people in foreclosure okay so I can give
Gano um there’s loan modification that
was a lot of the things that they were
able to do during the pandemic I don’t
know how likely that is if they’ll do
you know loan modifications now um
refinancing if they qualify but the
problem with refinancing is if you’re
late on your payments you’re probably
not going to qualify for another
mortgage right you probably lost a job I
don’t know maybe somebody else can um
you know you qualify for when you
refinance um I think you could probably
get someone to help you on refinancing
like someone had better credit or
have bankruptcy you know you can file
bankruptcy and see how I’ve never filed
bankruptcy I don’t know too much about
it but I know that’s something you can
do um you can sell the home obviously
but that’s not something like they want
to do immediately they’re trying to look
for different options uh you can
negotiate with the lender something that
I told you guys about uh at the
beginning was you can call them a lot of
people don’t know how to do that
especially the homeowners they don’t
know how to negotiate with the lender
but that’s something you can in and
provide that value uh you can rent out
the property but the the problem is is
if you’re behind on your payments you
have the attorney fees and you have the
the mortgage that you need to get caught
up or you’re going to lose the house and
I’ll tell you guys about this one deal I
did this was my my second deal when I
first started like two years ago there
was this guy in pre-foreclosure and he
was behind $112,000 right so I said to
him I can catch up what you’re behind
and then I can just take over the
payments and I’ll buy your house subject
to and like okay so I got his house by
catching it up and um that was it that’s
how I was able to get one of my first
subject two properties awesome so that’s
another thing but they did he has to
sell that you could let them stay but
you know the CH you you you run the risk
of them not paying you rent right uh so
basically if you’re ever gonna buy a
property on subject two and you catch
someone up that’s in pre-foreclosure you
got to make sure they’re out yeah I had
a big I had a big problem because I it
after and then when it was time for him
to leave he wouldn’t leave and then he’s
on title or he like that was um you know
it showed that he like had ownership so
it was kind of weird they’re like how
are you evicting this guy and I was like
well he’s not you know I own it now on
subject anyway it’s kind of confusing
yeah it was crazy for like a second deal
yeah so don’t do that everybody I that
yeah I bet that was really confusing
you’re like I should have got this guy
out the judge was like I don’t know
what’s going on like even he was
tripping so uh subject two sounds cool
everybody but if you don’t do it right
it gets really hairy quickly yeah but
anyway um that’s to answer your question
uh Gano hope that was helpful there’s
many options but really like what you
want to do is explore the ones where
they get to stay and help them and if
they can’t then you’ve established that
trust and you’re there to help them too
whether you buy it wholesale it uh buy
it subject to whatever right love it
cool cool yes you’re welcome anytime
cool any any other questions Landry that
you think they might have or um it’s
been a good call yeah I think so too no
I think that that’s just right on the
money I think that that’s the biggest
thing with preforeclosures I think it’s
just the way that you approach the
conversation and I love that tip about
using chat GPT especially for anybody
that isn’t super good about putting
those messages together you can
literally just have it type it up for
you it gives you some ideas and keeps it
sensitive too so no yeah I just want to
say one last thing humans are really
interesting like chat GPT like it’s
amazing and it was like such a big deal
I would say when it came out like two
months ago or like a six month whatever
it came out but now like I’ve even
forgot about it like I’m like oh it’s
there wow it can do all this okay I’m
gonna go back to my life so there’s so
many tools out there guys that make your
job easier make this investing easier
but uh you know if you don’t know how to
use them you don’t know how to leverage
them it’s you know you’re you’re
spending a lot of time that you don’t
need to like chat like like a batch
leads like they get they SK you’re able
to skip Trace that list within you’re
able to skip Trace within seconds like
that’s amazing versus people that go on
true people search or open corporates
and they look up the L like who’s the
guy who owns the property um or what’s
the number like that can take hours so
just look at your time as currency and
you know you if you spend more time
doing something you’re obviously like
you have the opportunity cost that you
could be spending on something else so
yes just just know that everybody that
uh tools are there to help you and get
to know them and use them yeah 100% like
don’t let the the reason you don’t do
this be because of software and
everything like don’t worry about that
there’s always people like if you guys
use batch you can get into the community
I teach you how to use it so don’t let
that be the reason that you don’t take
the action because the systems are there
to make your life easier you might have
to invest a little bit of time to get
the get the ball rolling and understand
how everything works but after that get
that out of your way and start focusing
on talking to people and and so on so
yes yes 100% so if you guys don’t have
batch and you’re watching this use the
promo code investor Thrive to get 50%
off I think it’s 50% off the first month
correct yes that’s right yeah yeah it’s
not 50% off forever that would be cool
but uh you know yeah just the first
month yeah I had some confusion with
that recently so yeah first month yeah
use it all right everybody we’ll have a
good one reach out to Landry for the
community if you want uh to learn more
about how to use batch and reach out to
me if you want to do deals the painless
way I’m here to help that’s why we do
this we do this every week because we
believe that uh you know with more
knowledge and more experience you guys
can do better and do more deals so
that’s why we put in the time effort to
help you guys out okay awesome thanks
