Are You Missing Out on Deals Because of the Way You Text with Sellers?
SMS has quietly become one of the main ways property owners communicate.
Many people won’t answer a call from an unknown number, but they will respond to a text. Because of that, texting has become a major entry point for conversations with potential sellers.
That also means the way you text matters.
A poorly written message can get ignored or blocked. A thoughtful one can start a productive conversation that eventually leads to a deal.
Here are a few principles that have worked well for my team.
Start Simple
Your first message should be straightforward and non-salesy. Carriers are also increasingly strict about filtering messages that look like marketing. There are keywords that carriers instantly flag, I’ll paste them below.
A simple approach works best.
Example:
Hi, are you the owner of the property at 123 Main Street?
That’s it. No pitch. No explanation. Just a question. If they respond yes, you can move into the next step of the conversation.
Watch Your Tone
Tone is easy to misinterpret over text. Short messages can sometimes come across as abrupt or rude even when that wasn’t the intent. Try to write clearly and respectfully so nothing gets misread.
Bad:
What’s your price?
Better:
Do you have a price in mind for the property?
Small wording differences can make the conversation feel much more collaborative.
Keep Messages Short
Long texts tend to feel like marketing. Short messages get better responses and feel more like a real conversation.
Texting should feel natural and human — not like someone pasted a script into their phone. Think quick back-and-forth.
Use Humor Carefully
A little humor can make you more memorable. Most sellers get multiple messages from investors, so sounding human helps you stand out.
For example, if someone throws out a very high number, sometimes we reply with something light like:
How about $10,000 and a lottery ticket?
or
Did you say that in your Austin Powers villain voice?
Obviously read the room. Some people will enjoy the humor, others may prefer a more straightforward conversation.
Emojis: Yes or No?
Emojis can make texts feel more human. A small smiley or thumbs-up can soften a message and make it feel less robotic. But don’t overdo it.
Some sellers appreciate the casual tone. Others prefer a more professional feel. Pay attention to how the person communicates and mirror their style.
Ask a Few Simple Questions
The goal of texting is not to negotiate the deal. The goal is to start a conversation and gather a little basic information.
A few helpful questions:
- Can you tell me a little about the condition of the property?
- Are you considering parting with it soon or just exploring options?
- Do you have a number in mind for it?
These questions keep the conversation moving without feeling pushy.
Move to a Phone Call
Texting is great for starting conversations, but voice communication is usually better for real discussions. If the conversation starts getting detailed, it’s usually a good time to ask for a quick call.
Example:
It might be easier to talk through this quickly. Would you mind jumping on a short call?
Some people will prefer to stay on text. That’s fine. But many will say yes.
Leave Your “Business Card”
When a text conversation wraps up, leave your contact information. This separates you from the dozens of other investors messaging the same person.
Example:
Hey John, good chatting with you. Here’s my info if you ever need to reach me: Mark Cool [Business Name] 555-123-4567
It’s the digital equivalent of handing someone a business card.
Final Thought
Remember, the goal of texting is not to close the deal. It’s simply to start a conversation.
Be respectful, be human, and keep the tone conversational. If you do that consistently, you’ll find that texting becomes one of the easiest ways to open doors with property owners.
Words and Phrases to Avoid So That Carriers Don’t Flag/ Suspend You
- Cash offer
- Sell your home
- Motivated seller
- We buy houses
- Fair cash offer
- As-is
- Close fast
- Quick close
- No repairs needed
- Investor
- Wholesale
- Off-market
- Guaranteed offer
- Free offer
- No obligation
- Act now
- Limited time
- Click here
- Call now
Free tools:
- Multi offer calculator– Make better offers, faster. Use my Multi-Offer Calculator to run your numbers and make data-driven, profitable offers. https://markcool.org/mark-cool-multi-offer-calculator/
- CRM List Filtering Tool– Save money on skip tracing! I built a tool that scrubs your new lists against your CRM for free. Free CRM List Filtering Tool