GHOST ADS?!

When posting a ghost ad you will want to put as much detail as you can so your ghost ad would look more appealing than others (make stuff up). Picture are always good, google houses that need work and just copy and paste to your ad. When listings the ad you want to put your the owner and no you don't have to put your an investor in your ad. You want them to think your a desperate seller. Hope this helps.

I agree with Reynold that you want to make your ads seem like real properties. I list a specific city with my ad, identify myself as owner rather than agent, and include a motivational phrase.
Now, what do you say when someone responds to your ad? Here is what I have found works for me.
Caller: Hi, I'm calling about your property ad on Craigslist.
Me: Yes, thank you for calling. Now, we work with a number of different properties, not just one, so what I need to do is find out specifically what you are looking for so that we can match you with the property that will work the best for you. Would that be okay?
Caller: Yes.
Me: Okay, great! First, are you looking for this property for yourself and your family to live in, or are you an investor?

From this I will learn whether I can help them or not. If they are an end buyer rather than an investor, I will ask them to tell me what they are looking for, and then let them know we will go through our matching and contact them if we have something that will be a good match for them.

If they are an investor, I will tell them: This can really be a fortuitous call for both of us because provide a service for a select group of investors called "Properties to Order." What that means is that you tell us specifically what you are looking for, and then we go out looking for properties that match your specifics, prenegotiate a deal that matches your criteria, place the property under contract, and then contact you with the property. We do not bring you random properties that you are not interested in, we will ONLY bring you properties that you will say yes to. Would you be interested in this type of arrangement?"
From there we can go through the list of qualifying questions in the program to determine what they are looking for.

Hi there,

1)I dont put pictures in my ads. It is more expensive. I dont really know if it helps but we have done well without a picture

2) just put FSBO for sale by owner Or nothing I use handyman special 3/1 and the price. Thats all.

3) not necessary

Truly for us this is what work to find buyers

Handyman special
3 bed 1 bath
with or with out a price and
our phone number works well

Hi Dallin,

I could not help but send you a short not to let you know how much I appreciate your answer for Ghost Ads. I am putting up Ghost Ads on Craigslist, but when I do get a call, I am too fearful to return the call.

This will help.

Thanks,

Linda

I have used ghost ads to add some some real CASH buyers to my buyers list

Here are some Samples of Ghost Ads:

First person to put down $5000 gets it
I am practically giving this property away!!
GREAT FOR INVESTOR OR HANDYMAN!
Asking ONLY $35,000 (includes my assignment fee)
ARV $ 145,000
3 bed, 1 bath in upcoming area
Property is an estate sale and in need of cosmetic repairs 
Cash Buyers only!
(your number)
**NOTE**
My assignment fee is non refundable!!

First person to put down $5000 gets it
A little Spackle, a little paint, make it what it aint!
GREAT FLIP OR HOLD!
Asking $35,000 (includes my assignment fee)
ARV $150,000, can rent for $1350 mo.
3 bed, 1 bath in desirable development!
Property is outdated and needs a face lift, nothing major.
Cash buyers only!
(Phone number)
**NOTE**
My assignment fee is non refundable!!

The reason I always put my assignment is non-refundable is to weed out the FAKE cash buyers.

This is what I learnt from to CAROL STINSON on how to reply to ghost ads: I simply tell people that I am interested in doing business with them and I am waiting for the contracts to be completed on my investment properties. Tell them you will forward the information to them as soon as the property is ready for resale. This way you are staying honest and they will be waiting for your deals. Then send them everything that you lock up in the future. get their information, phone number, what type of properties they are looking for and how soon they can settle. Then GO FIND THEM WHAT THEY WANT!!!

I hope this helps!!

My journal: http://www.deangraziosi.com/real-estate-forums/investing-journals/144538...

We were all scared at some point. Do it afraid! YOU CAN DO IT!!! they are not going to reach through the phone and grab you and they are not going to recognize you at the grocery store..

its OK just return the call. I know, I still have anxiety over it. But you must push through it... On to the next level. Be proud of the fact you are getting calls. YOU CAN DO IT!!!

Thank you so much for your responses! this will help me out a lot especially the script for when they call. I'm going to try some with pics taken off google to see if I get some more responses. placing handy man special in the add is probably a huge plus for motivated buyers so I'll put an ad with that in there also.

Thanks again!

Thanks for your response also! I'm going to test out all of these ideas to see what works best in my area.

I just wanted to comment on the fear of follow-through. We all experience it, especially at the beginning. A lot of things go through our minds. I remember the first offer that I made, I had filled out the agreement form in dealing with a FSBO property, the form had maybe 12 places to fill in, I probably made 10 drafts of that agreement. I was really scared to go and present it, but it all went well. I actually got that property after a little negotiation. The thing that I discovered is that the people I was dealing with have their own fears to deal with, and they have a big problem in that they need to sell a property.
The best counsel I have ever received is to listen to their needs and to see if we are in a position to help solve them. It's called "What's In It For Them" and if we will always take that attitude when we pick up the phone, or go to look at a property or present an offer, we will be enormously successful.
You are going to do great! Take a deep breath, pick up the phone, and see what you can do to help people. Part of the reward is knowing that you did your best to help even in situations where no deal takes place.

You need to start calling them back. Don't worry if you "blow" the first few. With the experience, you will get better. And it's how we all started. Just call one. Then another.

And if you have a local investor who is willing to work with you, they may be willing to call on the ads with you acting as a bird dog bringing them potential deals.

And personally, I hated making cold calls. I tried something that looks strange but worked for me. It's called the EFT aka Tapping.

http://en.wikipedia.org/wiki/Emotional_Freedom_Techniques

What have you got to loose except your dependence on a JOB? (Just Over Broke)

Wendy

Used the advice you guys have given me and added 2 buyers in the last 3 weeks. gives me the confidence to start making offers!

Thanks!

I was delighted to see your post, 7sauce, obviously you are committed to moving forward. The cash buyers you are finding today could become important people for you for many different deals, and so it is worth it to pursue compiling a healthy, robust list of active cash buyers. We need to recognize that there will be times when they are not in a position to acquire another property, but we we need to keep moving and making money, so having multiple cash buyers satisfies the needs of our business as well.
As you indicated in your post, the next important step is making offers. Now that you have some cash buyers, focus on their needs as the types of properties that you are looking for, and use their profit needs as your guideline for determine you Maximum Allowable Offer. It sounds like you are moving forward. Congratulations!

I found simple ads 30% below FMV, owner desperate, cash only. Then email [your name] for more info use the anonymous option on craigslist. I've got good response from that method. When they email just say I'm sorry that property is no longer available I am a local real estate investor I am always getting deals please send me your criteria Bed, bath sq. ft. etc. and I will contact you when I get a match. Thank you

Thanks for the "how to" and motivational advice. Never tried this technique, but after reading this, I'm all in!

"Feel the Fear and do it anyway.."
This is a quote I like.
When I :"do it anyway" with something I find fearful (like public speaking)
I feel very very empowered afterwards!
In fact I feel like a Million bucks, just for challenging my fear!
There seems to be no other way, just go for it, do it, and the sooner the better.
In this way you can get to that wonderful, feeling of "I am strong, I am able, I can do anything!"

I really liked reading your post, and also the inspiring replies~!
I shall be following this, to see what is next for you!

Craigslist may be the biggest, but not the only Free Classifieds location. As an investor, you will need to build your list of Cash Buyers, but also to have regular lists of available properties to review. Here is a list of several Free Classifieds locations. Use them in the following ways:'
1) Review real estate postings to find investors who could be cash buyers
2) Post ghost ads to find cash buyers
3) Review real estate postings to find properties
4) Post ghost ads to find properties
 www.CraigsList.org
 www.Kijiji.com
 www.UPillar.com
 www.BackPage.com
 www.WebClassifieds.us
 www.USFreeAds.com
 www.ClassifiedsForFree.com
 www.PennySaverUSA.com
 www.SaleSpider.com
 www.PostLets.com
 www.StumbleHere.com
 www.AdPost.com
Please note that the average successful real estate investor is using at least 12 to 18 different methods of locating available properties. You need a steady stream of properties coming across your desk. So here are several new locations to add to your list of places to find both cash buyers and properties.

Thanks dwall. This will be so helpful to me

I'm used to posting ghost ads on CL but I think its time for me to switch it up and be putting more ghost ads on different websites. Like you said investors (cash buyers) look at at least 12-18 website for leads.

Thanks for sharing..

TC
__________________________________________
My journal (welcome to my world)- http://www.deangraziosi.com/real-estate-forums/investing-journals/144538...

I literally just posted a ghost ad on craigslist yesterday, and I did the exact one that was in the book 30 days to real estate cash. I received seven phone calls in the first three hours of me posting the ad. So I would say that a factor could be the city you are posting in. The area that I a posting in is seriously competitive in the first time home buyer/lower end property area. So I say to mix it up and use what is in the thread, that way you can key in on what is working for your particular area.

Jeremy

Just wanted to thank everyone for their input on this thread. Everyone has something to bring to the table. Coach D Wall, thank you for your knowledge and words of encouragement. All of the info shared can be used by each of us. Let's keep this thread going:) Laura

Although this takes things in a slightly different direction, I'm sure that not everyone here is familiar with postlets.com. This is a website that allows you to post data on properties that you want to market to your cash buyers. It may not fit for ghost ads, but it is an incredibly valuable tool. It requires you to establish an account, which is free, and then you can use their template to create a marketing piece for a property you have under contract. You can upload lots of photos as well as other pertinent data, and it guides you in determining what information you will want to compile with a template.
Once the information is compiled, you submit it, and it is posted for people to review on their free classifieds site. Note that this posting of actual properties makes this an ideal site to find other wholesalers and cash buyers that you can contact and add to your list of people to market to in your investing area.
An important additional note is that since your property will have its own url location online, you can email or text the link to people you want to see the information on the property. And a very important point that I learned recently is that if you email something to someone, the average time to open on an email is several hours, whereas the average open time on a text message is less than one minute. If you want quick response on something get a cell phone number and find a way to text the information to them.
Thanks to those who have posted above for your comments and encouragement to keep the thread going. And congratulations to Jeremy on the quick results you received on your ghost ads. That's VERY cool.

I LOVE using ghost ads!!!! It is a buyer building machine!!! I can say the most important thing for me is to
CAPTURE ALL info of EVERY responder such as 1- name, address, email , phone #,
2- what area they r looking for 3- what size,sq ft, bedrm , baths, 2 sort or ranch. Garage ? , country or village.
4- how much they want to spend ? 5- how quick they can close5- are they working with cash
It is very important to keep all this info as TIME will go by and you may not sell to them this time but you can now go out and FIND exactly what they r looking for !! You now don't have to buy something and sit n wait for someone to take it off your hands ..... You now know EXACTLY what they need and u can negotiate with a seller to CREATE that spread you now know you need !!
Awesome tips above and keep rockin the real estate world guys:))
Jay

BUMP

Hey guys - I posted a few ghost ads yesterday using the format that tcmiami posted above. I haven't gotten any calls yet. How long does it usually take you to get calls for your ghost ads?

7sauce thank you for posting this and hope you add a lot of buyers to your list

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For those that are Insider Elite Members there is a video that shows you how to create a post let

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Thanks coach Dallin for this........

Some Detail on Postlets

Although this takes things in a slightly different direction, I'm sure that not everyone here is familiar with postlets.com. This is a website that allows you to post data on properties that you want to market to your cash buyers. It may not fit for ghost ads, but it is an incredibly valuable tool. It requires you to establish an account, which is free, and then you can use their template to create a marketing piece for a property you have under contract. You can upload lots of photos as well as other pertinent data, and it guides you in determining what information you will want to compile with a template.
Once the information is compiled, you submit it, and it is posted for people to review on their free classifieds site. Note that this posting of actual properties makes this an ideal site to find other wholesalers and cash buyers that you can contact and add to your list of people to market to in your investing area.
An important additional note is that since your property will have its own url location online, you can email or text the link to people you want to see the information on the property. And a very important point that I learned recently is that if you email something to someone, the average time to open on an email is several hours, whereas the average open time on a text message is less than one minute. If you want quick response on something get a cell phone number and find a way to text the information to them.
Thanks to those who have posted above for your comments and encouragement to keep the thread going. And congratulations to Jeremy on the quick results you received on your ghost ads. That's VERY cool.

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List of Free Classifieds

Craigslist may be the biggest, but not the only Free Classifieds location. As an investor, you will need to build your list of Cash Buyers, but also to have regular lists of available properties to review. Here is a list of several Free Classifieds locations. Use them in the following ways:'
1) Review real estate postings to find investors who could be cash buyers
2) Post ghost ads to find cash buyers
3) Review real estate postings to find properties
4) Post ghost ads to find properties
 www.CraigsList.org
 www.Kijiji.com
 www.UPillar.com
 www.BackPage.com
 www.WebClassifieds.us
 www.USFreeAds.com
 www.ClassifiedsForFree.com
 www.PennySaverUSA.com
 www.SaleSpider.com
 www.PostLets.com
 www.StumbleHere.com
 www.AdPost.com
Please note that the average successful real estate investor is using at least 12 to 18 different methods of locating available properties. You need a steady stream of properties coming across your desk. So here are several new locations to add to your list of places to find both cash buyers and properties.

Hey insidernotes...thanks for posting all of those sites with free classifieds. I'm currently replying to ads on one of them in an effort to find new deals. I'm asking the listing agents to take 75 pictures of the property so that I can see every aspect of the property (I remember one of the speakers at The EDGE saying that he normally asks for 75 pictures of each property). One of the brokers emailed me back and said that they won't take that many pictures. In your experience, how many pictures do you usually ask for? This question is open to everybody. Your replies and wisdom are greatly appreciated in advance.

I haven't got to that point but I would rather take them myself if I can..... Remember they may take it for you, but ultimately you will present it to your end buyer if you like it
And when working with properties that may look cozy (small). Angles matter greatly

Just my thoughts by the way I am going to pm you is that ok?

Hey guys...how long does it usually take you to get a reply from your ghost ads? I posted a few of them over a week ago and haven't gotten any phone calls or emails yet. I added a few new ones yesterday in different areas to see if trying a different area might work better, but still haven't received any replies yet.