Unlock 2X Deal Flow: The Marketing Strategy Every Land Investor Needs

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In this episode of The Real Estate Investing Podcast, Daniel and Ron Apke team up with Anthony Weiler to discuss an underutilized but highly effective marketing strategy for land investors: texting.

They dive into why more members of their community need to be leveraging this approach, emphasizing that budget constraints should not be a barrier. With tools like Launch Control, texting allows investors to reach thousands of potential sellers at a fraction of the cost of traditional mail campaigns, making it accessible to those without large marketing budgets.

Daniel shares a success story of one of their coaching students, a teacher on break, who embraced cold texting and now has multiple deals in the pipeline—demonstrating that texting can be a game-changer for anyone willing to put in the work.

Watch the full episode below and start utilizing this efficient but highly effective marketing strategy and get more land deals! ⬇️

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Dan: Hey everyone. Welcome back to the real estate investing podcast. Today’s topic, we’re talking about scaling your land business through texting.

I’m your host, Daniel Apke. Today I’m joined again with Anthony and my brother and business partner, Ron Apke. Welcome guys. Happy to be here. Happy to talk about this one. For sure. And texting is one of those things, you know, go back 16 months. We didn’t have it. It’s not that we didn’t have it. People weren’t using it.

In the land game, fast forward to today, you got to be texting. Like we push that, we tell people that we’re like, get your 10 DLRC, whatever it is up and getting, cause you got to text your read. It’s another way to reach a mass amount of people for not that much more money. And that’s why it’s so great.

Anthony: Yeah. And the results speak for themselves too. I mean, like you said, like 16 months ago, it wasn’t really something we were doing, but just how involved our community is and just what they’re saying. It’s like, Oh, we should look into this. And we were seeing the results from people and then, yeah, just the results speak for themselves.

I’m excited to talk about it.

Dan: What do you think changed? Do you think it’s just because mail got more competitive?

Ron: I think texting more so than mail being more competitive. I think it’s a combination, but multiple touch points is a really important thing with, uh, just sales in general. So you can, you send a piece of mail, you send a follow up text, all that stuff’s really important.

And I think that’s why people are getting so many more deals with texting now. Yeah. And I mean, it’s not that it didn’t work 16 months ago. It’s just mail was so efficient, so effective, easy. Yeah. A hundred percent.

Dan: I mean , you’re getting, we’re getting, you know, a deal per every 1500 mail or stuff like that.

And I’m not saying you can’t do that in certain areas. And with your strategies, things are changing though. That’s why we’re named land investing, not land flipping. Like as things change, as more subdivides are happening, more little improvements are happening. We’re building ponds. We’re doing crazy things to the land to get more money, to get, uh, to really, you know, beat out the competition essentially.

So things are going to constantly change. I think this is another one of those. I mean, the fact that people weren’t texting and cold calling and doing these things is really mind blowing, but you’re going to go where the least resistance is. So if you can do it one way, that’s easier. Not the other way. Makes sense.

Ron: Texting is I like texting so much because it’s so much system based and you can be efficient with texting as far as time, all that stuff with a VA, with one person, whatever it is. Uh, mail is extremely efficient, obviously, but it’s way more expensive, but texting is so efficient, so system dependent.

If your systems are broken, you’re going to be texting people back all day long. You’re not going to be disqualifying people who should be disqualified. Where Landon, Landon, one of our students is sending out 50, 000 texts a month. If you don’t have your systems in place, you have no chance. And he’s also doing 10 to 15, 000 mailers, I think.

Oh, you weren’t in the call. Yeah. He’s doing 50, 000 right now. He’s getting two to four deals. All right. I saw that somewhere. He’s getting two to four deals a month from texting a loan right now. Plus all his mail deals. So just seeing people be successful, it’s because he built off the front end system.

Yeah.

Anthony: And what you’re saying to from an efficiency standpoint, I totally agree because there’s people that I, that I talked to, it’s like, okay, well, I’m a little tight on capital and for launch control, what that who we use, it’s what, like 500 bucks a month for 10, 000 messages. You could test out a market or if a county did well, it’s like, well, I, I don’t really want to retarget it with mail.

You could just drop them into a texting sequence and you could just retarget them. It’s just from a scalability standpoint. I think it’s just much more efficient. But like we talked about a blended approach, like mail is still tried and true. We’re not saying stop doing mail. It’s just doing that blended approach.

That’s what’s taking people to the next level right now.

Dan: Yeah. And the blended approach for us right now, we’re talking about texting, but it could look at like a cold calling mail. I, I talked to Ben O, uh, yesterday and he said he’s, his profits for September, uh, that he’s closing on the disposition side, the sale side sits over 50, 000.

He said he’s just PPC is really taking off for him and he has a tech background. He’s doing all that. Um, and I was asking about his business a little bit, but that’s just like, uh, I’m not saying go out and do PPC right away, especially if you don’t know that side. If you have that background and like, it would be fairly easy for someone who had an e commerce business.

Like that wouldn’t be hard for me to set up or anything. But if you don’t, if you’ve never been involved in that game, that’s a whole nother thing. So I’m not saying go, but like that, what I’m trying to say here is there are just so many different avenues to go down now and the more you can, you know, Separate yourself from the competition, the better.

Ron: And we’re very open to all those different avenues. I think where some, some might be set on like, you’ve got to do this business through mail or through X, whatever it is, like there’s so many different ways to make money. And we’re so interested in learning. All the different strategies, like just having a conversation with someone about PPC.

That’s awesome. Um, and, uh, yeah, you, you can do this business in so many different ways. There’s so many different combination of touch points, um, where you can get deals from them. And I think that’s one of the coolest things. There’s so many different strategies that are helping people are testing things.

We’re testing things and, uh, deals are just coming in so many different ways.

Dan: What are you seeing from a texting perspective with your because Anthony’s one of our head coaches over here And he has a ton a ton of people that are coaching one on one coaching with you What are you seeing from them?

Anthony: A lot of texting follow up seems to be kind of the bread and butter that that works the best cold Yes, cold texting can work operationally though. It’s just gonna be a real pain in the ass in my opinion That’s just based off my experience as well to more so of a neutral letter You’re talking to a lot of people but with the follow up to like You I think it just makes it more efficient, but follow up with text messaging.

I think that seems to be really the key and that’s. What we’re seeing with, with success right now.

Dan: I’m still thinking about 50, 000 texts going out that Landon’s doing with all those mailers, too. He’s got a

Anthony: He’s got a team in place. The operationally he’s got, he’s dialed in operationally.

Dan: And that’s getting them two to four deals consistently a month.

Anthony: And, and that’s why we’re saying follow up too. Cause a lot of people that are in the community and a lot of people that I’m coaching, they’re working too. So cold texting operationally, that’s going to be a lot harder to manage, right? So texting follow up to mailers is just gonna make it a lot more easy for you operationally at some point Yeah, you can get into cold texting.

You could be more strategic You can definitely scale it But texting follow up to mailers is just easier because the pricing is already done on the front end You already have an idea with the county You’ve probably already worked some leads to from the mailer So that’s what makes it so efficient.

Dan: Yeah. And then you have the thing, like, depending on your budget, cold texting, you’ll still get deals from, you just need one deal. You send out 50, 000 texts and you have systems in place without any mail. You’re going to get a deal for as long as you’re doing things. Right. You know what I mean? And if you don’t month one, So be it.

You spent 500 bucks on launch control month two, you get one, you know what I mean? So you’re gonna, it’s, it’s going to be more work, but you’ll get one. So if you have a lower budget, you can look to just text and just cold call. If you have a higher budget, you can look to do both. And then the factor of time comes in.

It’s like the higher the budget and the less time mails better for you, uh, without texting. But if you can get your systems in place, high budget, low time, good systems, VA, then you can start texting and stuff. But in general, high budget, low time equals mail. Um, high budget, high time equals mail plus text plus everything else.

And then. Low budget, low time is, uh, not for you really, but you can, you know, work with what you have.

Ron: Yeah, a hundred percent. I, yeah, it’s anyone can really, like you can save up 500, 700, a thousand bucks. Like it’s not that hard to do. And there’s such a long term play for it. I think like you, you do that, you send 10, texts.

You’re going to get a deal eventually from it. Um, if you’re learning, if you’re doing things the right way, like Dan said, so it’s just like putting that initial investment. Texting is a great way. A lot of people have the excuse not getting started in this business because they don’t have the money. It’s really not that excuse with texting because everyone can save a little bit of money to get a month’s worth of text out, which is going to yield a deal or two, I think a hundred percent.

Anthony: No, I completely agree. I, the whole money thing, like with those people in the community, they’ll skip trace the list and they’re just cold call it until they get a deal. We funded deals with people like that too. So that’s cool. I mean, with texting too. And I love what you, you said earlier, Dan, in terms of like, you know, based off your time and what that looks like.

One of my coaching students actually, he’s like, Hey, I’m a teacher right now. I’m on break. And he’s like, I’m comfortable being on the phones. I want to talk to as many people as possible. That’s the attitude you should have. Yeah, he’s like, I just want to text. I was like, you’re perfect for texting. We’re going to do cool texting.

Let’s strategize. Let’s build that out. He’s got like three or four deals right now in the pipeline that he’s moving forward with. No way. Yeah, just from texting. Yeah, Chris, you’re a beast. Who’s that? Chris O? Yeah, Chris Tana. Love you, man. You’re killing it. Is that who’s doing it? Oh, yeah, yeah. All right, go on.

But just, just, You know, finding out what works best for you and then just doubly down on that. And that’s exactly what he did. So I really encourage people, like I talked to people on consultation calls, like, Hey, my background’s in email marketing. Should I do like cold emails? I was like, well, maybe B to C emails I’m not familiar with, but it’s worth a shot.

Ron: Yeah.

Anthony: Is he a football coach? He loves football. Yeah. High school football coach. He does a wing tee. Yeah. Defensive background though.

Dan: He’s coming on, I think as an investor too, for a new LIO investor certified.

Anthony: I believe so. Yeah. I’m not surprised by that.

Dan: Yeah. Yeah. Awesome. Well, good job, Chris, on, on getting those deals from texting.

And that’s what we’re saying, guys, like budget cannot be an excuse here. Yeah. Obviously you need a little bit of a base, but the cool thing about texting and cold calling is now we can, you know, this business model opens up to everyone else who doesn’t have. 5 to 10 grand a mail. And that’s why I love it.

And now there’s more and more people doing this type of stuff. I’m curious on PPC also. I know this is about texting episode, but I’m curious what budget they’re getting and they’re putting on PPC. I don’t know enough about how the PPC in the land space works to, Give a good description, but I’m really curious if you guys like comment on the YouTube channel if you guys are watching this and you guys have experienced PPC for land leads.

Anthony: Yeah, I’ve talked to a few people that do PPCs. It is gonna cost you a little bit of money. It takes like three to four months just to tweak that correctly to get the right leads coming in. Yeah.

Dan: That’s what ads are always about, like turning a dial up, turning a dial

down, and just optimizing.

Anthony: So a lot of back and forth.

I don’t know the overall price range, but we should be getting some good data soon from some students that are utilizing it.

Dan: 100%. So anyone who’s not texting, what do you, what do you have to say? Like, do you think if mail is working for them and they don’t want to set up their systems, I’m not going to say, Hey, like it’s what you’re doing is working.

So I’m not going to have them completely pivot. But if someone wants more deals and leads, that’s when I’m like, How are we going to get more deals and leads? You got to up your marketing.

Anthony: Yeah. And from a retargeting perspective, this is why I love texting so much. If you’re targeting a County, they don’t respond.

You can put them in another texting campaign. I think within 60 to 90 days from that initial touch point, if they don’t respond. So you could just keep retargeting that and you have the phone number two, you can cold call them. Now it’s 30 days. Did they up it? So it could be 30 days. I could be misspeaking.

They change a lot all the time. I have no idea. And you already have the phone number too. And you could cherry pick like really good deals. You could just cold call them as well. You just have different options with that. 100%.

Ron: There aren’t enough people in our community texting.

Anthony: I agree.

Ron: And part of it it’s on us as far as pushing it more, improving education, but there right now are not enough people texting because there’s so many deals out there.

 

Dan: I want to see 50 50. I see too many people coming in with direct mail and they’re like, I’m my first mail batch. That’s fine. You’ll get deals in like you see the deals that people are getting. I’m not saying it’s not working, but like to Ron’s point.

Ron: And you can get like skip tracings a reason. A lot of people like.

There’s obviously expenses with it, but with the LAN portal now you can get five cents, right? Is that right? Pretty soon?

Dan: Yeah, five cents for the best skip tracing around.

Ron: Yeah, so you have that So there’s really like if you’re coming in if you’re a member right now, and you’re not texting like really look into it We’ll improve our education around.

I think that’s key for sure Um, but getting set up, there is some barrier. It takes three, four weeks to get set up with all the approvals. But once you’re doing it, like you can build a system and it can be a machine like with a virtual assistant, it can be a machine and then you just have qualified leads you that you’re going to talk to.

Dan: A hundred percent. And out of curiosity, going back to your students of the ones you say, let’s just say artificial 20. What’s the percentage of them texting versus no, not doing any texting.

Anthony: Starting off. Well, just to answer your question, I would say at least like 70 percent are texting. Wow. Oh, wow. A good amount. The only thing is at first they’re just getting started.

It’s going to take like a month to get signed up for like for launch control. So we’re starting off with mailers, but that kind of actually works out from a timing perspective because you’re doing that mailer. It hits your list. Yep, exactly. Then launch controls already set it set up at that point. So it’s perfect timing for a followup.

But yeah, if I had to put a number, I’d say at least 70%.

Dan: That’s good. That’s what we want. That’s awesome. Because it’s less risk and then you’re not sending out 5, 000 mailers your first time. Necessarily even though you should I do you want to do them both but depending on your budget You don’t want to go through a hundred percent of your budget getting over So it’s texting just get you that money and strings out further 100 percent I don’t have much more to add anything else dad

Anthony: No, I’m either this was this was good topic.

A lot of people have been talking about it lately So I think there’s good value out of it

Dan: Yeah. If you guys aren’t texting, make sure to look into that. Get your launch control account, land, investing online. com slash launch, get you a free promo or a free, whatever. It gives you something with the launch control account.

But as always guys, thank you for joining. And we’ll see you guys next episode.

Ron: Thanks guys.

Dan: As always, thank you for joining. Please do us a huge favor and like and subscribe our YouTube channel and share this with a friend. It really means the world to Ron and I, but more importantly, it could help change the life of someone else.

Thanks for joining and we’ll see you next episode.

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