Real Estate Text Message Marketing Regulations Update with Jason Nickel

On the show today we talk… Real Estate Text Message Marketing Regulations Update with Jason Nickel!

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• Get a FREE LeadSherpa PropStack account with invite code “nutsandbolts” at the following link: https://app.leadsherpa.com/register?code=nutsandbolts
• Last podcast with Jason: https://seattleinvestorsclub.com/jason-nickel-of-lead-sherpa-ep-100/ 

Real Estate Text Message Marketing Regulations Update with Jason Nickel!

The Vantastic Life is…
– is in Kenmore WA!

Welcome Jason Nickel is joining us from Denver Colorado.  He started out in design and had some interest in real estate and wanting to have more freedom in business and life. 

As his real estate advanced he was doing traditional real estate marketing, and has always been interested is technology.  Where he started seeing the government doing legal text messaging, and that got him interested. 

So, he hired a developer and started testing text message marketing. 

At the start his text message marketing didn’t work for him.  But he let a few buddies use it, and one of them came back saying that it was working pretty well. 

Jason’s first deal from text almost tripled what he had put into the business. 

They have been big on compliance, and doing their best to stay on top of doing things right. 

Has there been changes in lead generation for real estate investors

Texting is just one tool in the tool box.  There’s been a lot of copy cats and regulations that have come into the market. 

Texting for people that are doing it the right way, it’s still working. 

TV is also working really well for investors they are working with. 

Did texting get complicated

There is a very low barrier to entry.  Also, there were other companies that saturated the markets. 

What about Google Adwords 

Those are still working.  Facebook stopped working.  Texting is still good, and cold calling is great. 

The regulatory piece of texting has changed and now the carriers control what gets through. Which is good and bad. 

How many marketing sources are investors using

They are usually using two or three.  You never want to put your eggs in one basket.  We see text as having a limited lifespan. 

Let’s jump into the rules and regulations

At a national level… Facebook Supreme Court ruling. 

Ringless VM is a prerecorded call.  If you are using this, you are violating the law.  Where if you use Lead Sherpa you have a valid defense. 

What else is going on with the laws

Jason is not an attorney.  You can contact him for access to his attorneys at Jason@leadsherpa.com. 

It’s not safer than ever to text message, depending what state you are in. 

Lead Sherpa texts are sent one at a time

Yep, you need to only send them one click, one text. 

If it’s going out without human intervention it is not compliant. 

Real estate agents

You are selling a service, which is different from real estate investors. 

What’s the issue with selling something

If you are making sales calls you have to have an opt-in from the person you’re calling. 

Specific states

Florida has the most restrictions.  LeadSherpa is now trying to update their UI to be Florida compliant. They are considering anything as an autodialer. 

LeadSherpa is putting some things in place that will keep them compliant with the Florida laws. 

Washington state has a similar law to Florida coming soon. 

They are working to stay compliant with the most restrictive state of Florida, and then that will work for other states. 

Is this law only for texting? 

Nope, it’s for everything. 

Lead Sherpa and the law

Everything that has come forth has not gone anywhere because of the way LeadSherpa is setup and working to stay within the laws. 

What is the fine if you get sued 

It’s $500 per violation. 

10 DLC – Ten Digit Long Code

The carriers have been given more power to handle what gets through their services.  Every customer has to have a brand verification and campaign that they are using. 

This puts guideline around what you can and can’t do. 

We are at teh beginning of seeing how limiting the 10 DLC is. 

What can be limiting once you register your campaign

You can send more messages through less numbers.  Which can be a good thing. 

Do you have customers that aren’t in real estate

We are really setup for real estate, and it would be hard to use in any other way. 

Is there anything else we should know about

Except in Florida, SMS is the safest, and it’s actually ramping back up. 

Facebook

The capacity of storing a list for dialing doesn’t make you an autodialer. 

Structure of an SMS campaign

You need someone on your team that will click a button to keep the texts going out.  

Can you do a certain number in an hour

We have a way for the messages to go out so there’s no way to burn out the system. 

How do people get started

The more templates that people have the better.  You can do a drip campaign but you can’t send out that response automatically. You basically have to setup reminders for certain messages to go out. 

Get high quality data

Skip trace to make sure you have good data

List pulling sources

Prop Stream
Corlogic
Privy

Probate lists

The best probate lists are the ones that you generate manually. And you can automate this with a VA. 

How often are investors refreshing their lists

Our system accounts for all of the sold properties, and we offer PropStack for free. https://leadsherpa.com/propstack/

Marketing to Google Adwords

You can do that but I’m not sure how effective that would be. 

Phone numbers are highly accurate vs. email. 

What will change in real estate over the next 12-24 months

It’s a sellers market everywhere and it has been for some time.  I wouldn’t be surprised if things get tighter than they are right now. Jason thinks prices are going to continue to get pushed up. 

What do investors get with Lead Sherpa

You can sign up at LeadSherpa.com and start using PropStack right away.  It doesn’t cost anything to get started. 

Do you guys flag bad messages

Yes!