The Land Investing Business Secrets

Jessey sits down with Joe McCall, a real estate investor who has been in the game since 2006 across houses, wholesaling and now land. Joe is seeing something a lot of people are missing right now: direct mail response rates are actually going up, not down. And he has the data to prove it.In this episode Joe breaks down his exact process for finding where the money is moving, drilling down to the right zip codes, and sending simple ugly postcards that get sellers calling. No fancy systems, no secret lists. Just brilliant basics done consistently.If you have been on the fence about direct mail or second guessing your market, this episode will set you straight.What you'll learn: - How to use Landwatch, Redfin and ChatGPT to find the most active markets right now- Why ugly plain text postcards outperform glossy mailers every single time- How Joe averages $750 to $1,000 in marketing cost per deal using direct mail- Why 75% of deals come from follow up and how to build a system around it0:00 Introduction1:11 Why Joe thinks the doom and gloom narrative is wrong2:55 13% response rate on postcards and what that means4:49 How to follow the money using Landwatch and Redfin6:01 Drilling down from state to county to zip code8:38 How to use ChatGPT to analyze sold data fast9:01 Building your list and filtering for motivated sellers10:17 The third notice postcard and how Joe softened it11:06 The ninja trick: answer the phone live when they call12:46 Why 75% of deals come from follow up15:49 Why uglier postcards get more calls18:05 Direct mail response rates are actually rising right now19:03 How many postcards Joe sends per week and per zip code23:49 Why postcards outperform letters every time28:02 Stop reinventing the wheel, go where the money is going32:38 Sell people what they want, not what you haveConnect with Joe McCall:YouTube: https://www.youtube.com/@Joe-McCallPodcast: search Joe McCall on any podcast platformBook: FlipDirtBook.comShownotes:Winning Postcards Framework Webinar / May 12 at 11am PST/2pm ESTSave your spot: www.pebblerei.com/winningpostcards