I am not exaggerating when I say that 90 out of 100 real estate agent have attempted to use Facebook to get “free” leads with all but marginal success.

So how is that some are able to tap into this online social network to get bona-fide clients?

This is the number one question I get about using Facebook for real estate.  But usually it comes in this form:  “How do I find real clients on Facebook?”

Emphasis on “real” — real people working with you face-to-face in real life.

The steps to begin this process are quite simple and can be done in under an hour:

STEP 1: Create A Facebook “Fan Page” (based on a specific prospect)
STEP 2: Use A “Magnet” To Attract Leads (fans who “like” your page)
STEP 3: Follow-up With Leads (help them and invite them to contact you)

Problem is, somewhere between setting up the page and getting fans, an onslaught of other questions flood your mind around what to do with these fans.

• “What to say to them?”,
• “How often to message them?”,
• “How to know if they want to work with me?”,
• and on, and on…

Let’s start from the beginning — if you’ve set up a targeted Facebook Fan Page as this free report shows you how to do… you should have a group of targeted fans (leads!) who have expressed interest in a particular type of real estate property.

Assuming you’ve done that groundwork, there are 4 ways to start a dialogue with any buyer or seller “fan” of your Facebook page and convert them into a commission-producing client…

1. Send all your fans an update at the same time
2. Post a status update on your fan page
3. Send a fan a private message to each fan individually
4. Have your fans opt-in to your email list

Starting from the top, we’ll talk about the simplest way to message your fans…

Client Conversion Strategy #1:

FIRST, you can message your fans from within Facebook using the “update” feature.  This is like a mass email, except that it’s only an update in a person’s Facebook messages area (they will not receive a separate email like they would with a group).

“So, why not start a Facebook Group instead of a Fan page?”

Fan pages are better to get new leads because they allow you to reach people who are not yet your personal friends on Facebook.  Groups allow you to message only those people who are already your personal friends and who have joined your group.

With this in mind, here’s how you send an update to fans of your Facebook fan page:

□    Go to: “Edit Page” and click “Marketing”
□    Then click “Send an Update”
□    This will bring up a screen to type a message to your fans
□    TIP #1: Keep the update message short and include a link to your website/blog or to your Fan page
□    TIP #2: A great strategy is to sound like you’re talking directly to one person (even though you are messaging an entire group of people).

Here’s a good example update message if your Fan page is about foreclosure listings in your area:

I just found a property you might be interested in… Check it out by clicking this link:

[link to property information]

If you want to see this one, give me a call at 555.555.5555

Again, this feature allows you to send mass update to all your fans, but they will only see it if they check their “updates” – all but the most active fans could miss this.  Which is why you also use…

Client Conversion Strategy #2:

The SECOND way to reach out to your fans should be to post a status update on your fan page.  Your message will appear in each fan’s News Feed (which most Facebook users DO actively check).

Because it’s obvious you’re not sending a message directly to each person, here’s a good example status update message:

Hey everyone… I just found a great potential investment property… Check it out by clicking this link:

[link to property information]

If you want to see this one, give me a call at 555.555.5555

This is a strategy most agents try to use with their personal profile.  Where most fail is a lack of targeting – messaging every one of your personal contacts is not a good idea (most don’t care and some may find promoting your business annoying or offensive).

That’s why using a Facebook “Fan Page” to group your personal and new contacts into “niche markets” is so much more effective… you’re able to send targeted messages to those you know are interested because they became a fan of your property-specific page!  How else can you message fans?…

Client Conversion Strategy #3:

The THIRD way to message fans of your Facebook page is to send them a private message…

□    Click on the “People Like This” link on your page (on the left side under the number of your fans)
□    Click on any fan’s name or their photo to go to their personal profile
□    Then click “Send Message” on the top right (even if they are not your personal connections yet you can send them a personal message)…

It’s up to you if you want to “collect” these leads as personal friends.  But realize your objective is target potential buyers, not waste time on Facebook!  And speaking of your valuable time…

You can have your assistant (if you have one) message contacts daily.  Use this message the first time for new fans:

Hey just wanted to say hi and thanks for being a fan of my page:  [[name of page]].

Is there anything I can help you with?

You can reach me directly at 555.555.5555, or send me an email at email@example.com

Client Conversion Strategy #4:

The FOURTH way to message your fans takes the most work but is the most powerful way to leverage Facebook to get leads.

There’s a way to get your fans to “opt-in” to your normal email list by putting a signup form on your page.  This would let you directly send messages into their email in-box through whatever email marketing provider you use.  You read that right — you want to get them “off” Facebook so you can send them direct emails where you have their full attention.

How do you do this?

By giving your fans something else of value (to them) as an incentive to join your email list.

Your fans already liked your page to get a free gift.  What’s the next thing that would help them?

Examples of additional lead magnets to get an opt-in:

• a free home analysis (Maximum Home Value Audit™)
• a free home search (Dream Home Finder Service™)
• free workshop on the ins-and-outs of foreclosure investing…
• Basically this should be a “step up” from your first lead magnet offer and should continue the client-conversion process.

But, how do you get people to a page where they can opt-in?

The BEST way to get new opt-ins is to simply have a hyperlink over to your website or blog.

This way you don’t have to mess with setting up an opt-in form inside Facebook.

This can even be presented directly after they “Like” your page for the first lead magnet.  Here’s an example if you have a page about Foreclosure listings in your area:

Thanks for liking my page!

I’ll be updating this page regularly with foreclosure listings.   If one of them catches your eye, let me know and I can do some groundwork and then help you see it in person.

ALSO… I have a 10-minute video on my website that explains in detail the 3 common mistakes investors make when buying foreclosures — and how to avoid them.

Click here to learn more

This can be a video you create or one you find on YouTube.

Think about what’s important to your “Fans” and continue to be a helpful resource for them by posting new information at least once a week (which would only take 5 minutes each time).

Now, go out and get some fans, leads, and new clients!

How do YOU get real clients from Facebook?

Email us to share it with the Agent Inner Circle^® community. Or…

Click Here To Leave A Comment

I’m going to get right down to business and give you a hotline script that converts 9 out of 10 callers to pre-sold clients…

If you’ve been wondering how to create a great voice mail message – one that will motivate callers to leave their name, address, etc. for you – then this strategy will help you immensely because how you structure your voice message is the little-known secret for making big money using a real estate hotline.

If you do not have a hotline, get one.  You can still use the script below for your regular office line, but there are literally hundreds of ways you could use a hotline in your practice to multiply your production… including promoting your listings with multiple extensions to track leads.  If you’re looking for a hotline system that’s got additional pre-written scripts and templates to use with your marketing system, you can take a look at Proquest Technologies (www.SixFigureHotlines.com).

BACK to my main point…

The sole purpose for your message is to get callers to leave their basic contact information.  Anything else is wasted time and money (including jumping in to why they should work with you).

Here’s how you create a great script to motivate prospects to take another step closer to you…

The Little-Known, Step-By-Step Formula For Creating
A Money-Making Voice Hotline Message!…

<< Click the image below to get a PDF of the script >>

Special Note: This script offers a Free Report.  I strongly suggest you use this type of “lead magnet” to get interested prospects calling you for information.  If you’re using your hotline for listings, create  a similar message for callers to get information about the property and a free report at the same time.   You can write a report and give it a benefit-rich title, like the example above, or I have 8 pre-written special reports that are part of the Service For Life!® personal marketing system.

One last thing… if you want more strategies for using hotlines in your business to generate quality buyer calls, check out this past real estate marketing article.

If you’re interested in learning “what’s working now” to generate RIGHT NOW business, check out this audio interview with Top Agent Dennis Tarrant.

Dennis is building a booming production when are other agents are struggling in today’s economy.  He’s relatively new to real estate (starting just over four years ago), but has over 20 years of seasoned entrepreneurial experience. On this interview he’ll share exactly what he’s doing to generate leads and get signed contracts.

Here’s just a sample of what you’ll learn on this 1-hour audio call:

• How to generate 100 to 200 quality buyer leads every single month (investing only $100-$200 per month in marketing)…
• The best scripts to use to follow-up and close leads (while being super helpful to people)…
• How to demonstrate your systems for generating and closing leads to win every listing presentation…
• And much, much more…

PLUS: Check out his resources and templates below the audio call.  These are powerful tools you can use in your local real estate market.

1.  Listen to the call…

Dennis Tarrant

Simply turn up your computer speakers and click the link below to listen online…

<< CLICK HERE to Listen to the Audio Call >>

Or, to download the audio call, simply “right click” the following link and choose “Save Link As” or “Save Target As” to save the mp3 file to your computer…

<< CLICK HERE to Download the Audio Call >>

2.  Learn About The Tools And Systems Dennis Uses…

Information about the IVR lead generation Dennis uses
(Proquest Technologies)…

http://www.sixfigurehotlines.com

Information about the Personal Marketing System Dennis uses
(Service For Life!^®)…

http://serviceforlife.com/

3. Important Templates And Resources From The Call…

Dennis Tarrant’s Insert Template

To get access to the PDF insert template Dennis discussed on the call, click the link below…

<< Click Here To Download The Insert Template >>

Dennis Tarrant’s Sign Rider Template

How to Get 300% to 500% More Sign Calls That
Go Straight to You… Not a Receptionist!

What’s the key? Again, just like everything else in your marketing, make it easy and inviting for your prospect to call you. Recorded Info / 24 Hours is the perfect hook!

Most agents go from few, if any, sign calls to 3-5 sign calls per month, per listing. So an agent with 10 listings might go from 3-5 calls per month, total, to 30-50 calls per month by putting this simple message on a sign rider…

For Recorded Information –
24 Hours Toll-Free
1-800-XXX-XXXX ID# 2100

Sign riders are a very good lead source. They won’t produce as many calls as your homes magazines and other sources, but the calls you get will be high quality leads. You’ll get good quality drive-by callers and you’ll also get the neighbor who’s been thinking about selling. Plus, an added benefit of the rider is it makes your sellers happy. It’s a constant reminder that you are giving them 24-hour-a-day advertising.

There are several points to consider with sign riders. The first is visibility. One time I heard a top-producing agent say, “The most important thing about my riders is that they get noticed. I want everyone who drives by to see the 24-hour recorded information sign. That’s why I printed it on both sides of the rider and I mount it on top of my sign.”

To summarize the key points:

1. Have the recorded info message on both sides of your rider
2. Be sure to include the specific words “24-Hour” and “Free Recorded Info”
3. Mount the rider on TOP of your sign
4. Position your sign in the yard for maximum visibility

Example of a 6″ x 24″ inch rider:

Click Here To Learn More About a Proven Call-Capture System…

Dennis Tarrant’s Follow Up Script

“Once you get the lead, what do you say?”

OK! So a prospect calls your “RECORDED INFO” line and you’re sent the lead. Here’s where the rubber meets the road. If you open things up “the right way” prospects will love you. If you don’t…they won’t. It’s as simple as that!

So how do you open things up “the right way?” Well, here’s an unbelievably simple, yet POWERFUL follow-up script!

Dennis calls back and says:

“Hello this is Dennis Tarrant with XYZ Realty. A few minutes ago you called my recorded information line and listened to some information about the home on Elm Street that we’re advertising in the homes magazine.

I know you weren’t expecting me to call you back, but there’s a couple reasons I wanted to touch base with you. First, I wanted to thank you for calling about that particular home. I appreciate your interest. It’s such a beautiful home. But the second reason is I was hoping to tell you a little bit more about the home, because in the 30-45 second recording I couldn’t really tell you all that much about it – and it’s such a beautiful home!

Would it be OK if I told you a little bit more about it?”

He does four things with this approach that work in just about any setting. First, he identifies with them. Second, he appreciates them. Third, he demonstrates he wants to serve. Fourth, he is respectful and asks permission to continue. If they don’t want him to, he ends the conversation. If they want him to continue, he starts building rapport!

How well does this work?

Out of a hundred calls, he gets 99% of the callers to talk with him and begin a rapport building dialog!

That’s how simple and easy it can be to open up the lines of communication between you and your prospect.

Click Here To Learn More About a Proven Call-Capture System…

Dennis Tarrant’s Listing Presentation

How to Completely Dominate Your Competition,
Win the Listing 95% of the Time or More, and Do it
All With Ease…Even If You’re Competing with the
Top Agent in Your Market!

OK, you now know all about how to generate and close buyer leads, but how can you use those incredible systems to get more listings?

Well, read through the following listing presentation that Dennis uses…

“It was the heat of intense competition!”

The listing was the most appealing home in the area. Dennis was given twenty minutes with the homeowners and if he didn’t impress them, the listing was going to the largest company in his area. His competitor was a firm that did over $475 million in transactions the previous year. So Dennis was up against pretty stiff odds.

Describing the evening of his presentation Dennis explained…

“I had prepared for the presentation just like you told me to. I did a recording describing the home. I prepared an on-demand brochure. I had my cell phone…”

“I was ready!”

“When I arrived, I was quickly let in. The homeowners seemed in a hurry. They wanted to get going because they said they had plans later that evening. But I think they had already decided they were going to give the listing to the other company.  So I opened up with…

‘Folks I’ve set up this new system specifically for you and your home. It’s a system that gives you 24-hour-a-day advertising and it generates hundreds of sales leads! Here’s how it works. I advertise your home and offer prospects the opportunity to call for recorded information and brochures-on-demand anytime, 24 hours a day. Prospects dial in to hear a recorded description of your home and the best part is when they connect, I get their name, address, and phone number automatically – 100% of the time, whether they leave it or not! So I can follow up on every possible lead! Absolutely nothing slips through the cracks! Let me show you how it works! Grab the phone and dial this number.’

Bob, the husband, dialed my hotline number and entered the extension. As he began listening his eyes got bigger, he reached over and started to elbow his wife, and said, ‘honey, listen it’s our property!’ As they squeezed together my cell phone notification went off. I handed it to Bob and said, ‘Now here’s the best part.’

It was awesome because Bob was staring at his ‘unlisted’ phone number, the one he just dialed from fifteen seconds ago! Then I told him…

‘Whenever someone calls and listens to the advertisement describing your home, my system automatically notifies me in 15-20 seconds, with their phone number, name and address and the fact that they’ve inquired about your home. So I can call them back right away, while their interest is at a peak.’

Their heads started bobbing and
nodding like a doggie toy in the
back of a car window!

“Bob and his wife started to nod, scooted up to the edge of their seats, and really began tuning into everything I said. Then, as the recording finished, I said…

‘Here’s another great benefit. Press three and enter your fax number.’

He did. Ten seconds later the fax machine in Bob’s home office clicked on. It was so cool.

After the system sent my two-page brochure, Bob and his wife seemed to relax. They seemed to forget they were in a hurry and started to ask questions. We talked about my marketing plan and they could clearly see I had an advantage. Even though my competitor was huge, Bob and his wife understood the value of timing. They understood the importance of reaching the prospect while their interest was at a peak. Without this system for presentation my value, I don’t think I could have got Bob and his wife to slow down and listen.”

Isn’t this an awesome story? Dennis stopped them dead in their tracks! Without this powerful demonstration it’s likely they would have smiled and politely nodded for 15-20 minutes, then showed him the door! You’ve been there. You know that feeling! Instead he walked away with the nicest listing in the entire area! Now let’s take it a step further…

Their eyes get as big as pancakes
when you WOW them with this!

Dennis briefly explains to Bob and his wife…

“Most agents are available 40 hours a week. My business is open 24 hours a day, seven days a week!”

‘Now press zero.’

Seconds later, his cell phone rings. He answers and the sellers are talking to him from six feet away.”

Anyone, anytime, anywhere can call my recorded info line to get more details about your home and immediately reach me to set up a showing. My system works 24 hours a day, seven days a week to help me sell your home. Other agents give you 40 hours a week. That’s why I do a better job of selling homes than other agents. So who do you want to list with?”

Twenty minutes later he leaves with their listing.

Understand Dennis doesn’t work 24 hours a day. In fact, he shuts his cell phone off after 6:00 in the evening. He’s explaining how his system takes care of business 24 hours a day.

Now you fire your final cannon!  Here’s where
you pound your competitors into dust with…

As powerful as this presentation is…it’s not done yet! Now you show your sellers page after page after page of detailed call reports. Like Dennis explains…

“When I do this presentation to the letter, it’s enough to close the listing 95 percent of the time. But when I show them a stack of call reports with names, addresses, and phone numbers of hundreds of callers, they are in awe. If they’re the slightest bit skeptical during my presentation, now there’s no way they can dispute what I’m saying. I’ve just given them written proof that I’m generating 150-200 calls a month or more! Compared to the average agent who gets maybe 10.”

Now let me ask, do you think you could close a few more listings with this presentation? Does this seem like it would add impact and help swing a few more of those close ones?  You know which ones I’m talking about.  The ones you feel were almost ready to swing your way, but a week or so later you see a competitor’s sign in their yard!

This is your chance to add incredible power and impact to your presentation and win the listing 95% of the time or more!

“This is the best listing tool I’ve ever used. People are in awe when I go to a listing and they hear a recorded description of their home already done!  Then they get physically involved in the demonstration! I’m ten steps ahead of my competition!”
Beverly Frazier, RE/MAX Realty Select, Naples, FL

If these ideas make sense take a closer look…

Click Here To Learn More About a Proven Call-Capture System…

In a previous article, I talked about how “multi-sequence” mailings have a higher ROI than one-shot mailings.

If you want an easy way to triple the effectiveness of your marketing efforts, it’s your lucky day, because today I’m going to share why multi-sequence mailings are the real “secret” to finally make your marketing work.

Now before you dismiss this as hype… I’ve proven this system myself with 4, multi-million dollar companies including a successful real estate development and brokerage company.

So take two minutes to read this profit-multiplying article on how to create a “Multi-Sequence Farming System”…

When you decide to farm, you may send out one of the following farming pieces to a defined area:

• a post card
• a letter
• a flyer
• an email

And in most cases, you send it only once, get little to no response and think it’s money flushed down the drain.

What if you could increase the response by sending follow-up mailing to the same area?

Here are some eye-opening numbers…

If you can improve your conversion rate by just 4% – instead of converting 1 out of 50 prospects you now convert 3 out of 50 – your income could TRIPLE.

With actual numbers… let’s say your average commission is $4,000, and if you mail to 500 prospects, and only convert 2% (a common response for a direct mail piece).  You would get 10 clients from this mailing, and at $4,000 each, you’ll make $40,000.

But what if you could raise your conversion rate from 2% to 6%?  You would now have 30 clients, and at $4,000 each, you’ll make…

$120,000 From The SAME List!

How do you do that?

STEP 1:  get a great mailing list.  When farming, narrow your efforts to a focused area in your community where there is 1) enough turnover in home sales and 2) fewer “dominant” agents.  You can use your computer and MLS data to research this in under an hour.

STEP 2: use “Multi-Sequence” Marketing that I teach in Step 1 of our 3-Steps System and that I explain below.

This type of marketing uses a SERIES of letters, post cards, or emails  sent over a short time period which dramatically increases response.

How To Create A Multi-Sequence Farming System…

Contact/Mailing #1: Should be a promotion sent to a specific prospect with a specific offer (or offers) about something important to them.

Remember to test your farming pieces on a smaller list before ramping up your efforts to a large group.  You want to know if the offer on the marketing pieces works before spending money to farm hundreds or thousands of prospects.

Here’s an example #1 letter for farming a specific area (click image to download):

Contact/Mailing #2: Should be a follow-up (a “SECOND NOTICE”) that is sent about 7 to 10 days after the first contact, referencing that first contact in the introduction, and continuing the offer.

Here’s an example #2 letter for farming a specific area (click image to download):

Contact/Mailing #3: Should be a follow-up (a “FINAL NOTICE”) that is sent about 5 to 7 days after sending the second notice, and making a stronger appeal for your offer.  At this point you should emphasize an expiration date, or motivate action through some type of urgency (such as a limited quantity of free reports if that is your offer).

Here’s an example #3 letter for farming a specific area (click image to download):

You can continue this process as long as it is profitable for you, but years and years of marketing have proven the “Multi-Sequence” marketing strategy to be very, very profitable.

The letters I provided here should give you an idea on how to create your own farming campaign – only this time, you’ll start making money!

[Ed note:  These letters include specific OFFERS for a reader to take action and call you.  You can create your own "Home Audit" template and "Special Report", or get the ones included with the “The Million Dollar Agent Marketing Toolkit”™.  These resources come as bonuses along with a powerful collection of pre-written letters you can use in your practice.  Click here to learn more...]