The Art of the Cold Text

Happy Monday, fellow RV/MH park investing enthusiast! And Happy (almost) Thanksgiving!

One of my secret acquisition strategies is cold texting. This not only applies to any type of real estate, but to anything at all!

Today I’m sharing every tool, tip, trick and tactic I know about cold texting for off market assets that I had time to fit in today’s email!

A few quick housekeeping items:

• Our Northern Kentucky deal is wrapping up this week and it’s looking like we’ll be oversubscribed. Thank you for everyone that joined us! Details here. Show interest here. We also have a new development/wedding venue in the portal.

• We have a new waterfront RV park under contract in booming Springdale, Arkansas, not far from Walmart headquarters. That will be live in the portal shortly.

• There are only 5 more weeks to capture some juicy bonus depreciation before it drops on 1/1/25. You can do that by investing in any of the deals mentioned above, or in our general fund, which has an allocation in all of our deals. Fund info here. Show interest here.

• I’ll be having a webinar on the Springdale park here soon and will send an email with more details soon.

Ok, now on to cold texting.

I once did a live cold texting demo, where over the course of an hour we went from nothing to having 2-3 solid deals on the table, all from cold texting. If that sounds interesting, you can watch that here. It’s much more detailed than this email.

Cold texting is one of the easiest and least intrusive ways to start a conversation with mobile home and RV park owners. Many of these owners aren’t actively selling, but they’re often open to offers if approached the right way.

Here are some tools, strategies, and step-by-step processes to ensure your cold texting efforts are as effective as possible.

1. Why Cold Texting Works in the RV/MH Park Business

• Personal and Low-Pressure: Most people check their texts within minutes, and a friendly, non-intrusive message feels more casual and approachable than a cold call.

• Opens Conversations Without Immediate Commitment: Texting is less likely to make people defensive because it’s easy for them to ignore or respond on their own terms.

2. Tools for Cold Texting Automation

SlyText

• Why Use It: SlyText allows you to send personalized texts at scale using an easy-to-use dashboard.

• How It Works: Upload a list of phone numbers, create a custom template, and schedule messages. The system can rotate phone numbers to avoid spam detection.

• Pro Tip: Create templates that include placeholders for names or park locations, like:

“Hi {owner_name}, I was curious if you’d ever thought about selling your park in {park_location}. If so, I’d love to chat.”

MessageMedia

• Why Use It: MessageMedia offers bulk texting capabilities and allows for automated follow-ups. This tool is especially useful if you’re managing multiple outreach campaigns.

• Pro Tip: Schedule your texts to go out early in the morning or late afternoon. These times tend to get the best response rates based on A/B testing from my own campaigns.

OpenPhone

• Why Use It: OpenPhone gives you a dedicated business phone number for texting and calling. It keeps conversations organized and separates your outreach from personal calls.

• How It Works: The app has built-in CRM capabilities, so you can track responses, set reminders, and manage follow-ups.

Example: I’ve found that having a dedicated phone number for business makes it easier to build rapport over time. Owners feel more comfortable reaching out if they see your consistent contact number in follow-up texts.

3. Creating Winning Text Scripts

Goal: Your script should be short, polite, and to the point. It’s about starting a conversation, not closing a deal.

Winning Text Template #1: The Friendly Inquiry

Why It Works:

• Low pressure: You’re not making an aggressive pitch.

• Personal tone: You emphasize that you’re not a broker, which makes it feel more genuine.

Winning Text Template #2: Leveraging a Specific Detail

Pro Tip: Pull a specific detail from your research, like whether the park has no online presence or outdated tenant information.

4. When to Text: Timing is Everything

Best Times to Send Texts:

• Weekday mornings (7-9 AM): Owners are likely to check their phones early to plan their day.

• Afternoons (4-6 PM): After work, owners are more relaxed and open to casual conversations.

Pro Tip: Avoid sending texts on weekends or late at night—they tend to come off as intrusive and may reduce your response rate.

5. Handling Responses and Follow-Ups

When Owners Don’t Respond

If your first text doesn’t get a reply, don’t give up. Use MessageMedia’s automated follow-up feature to send a friendly nudge after 7-10 days. Example:

How to Respond to Positive Replies

When an owner shows interest, move the conversation to a call as soon as possible. Reply with:

6. Tracking Text Campaigns for Better Results

Using Google Sheets for Tracking

Keep a Google Sheet with columns for:

• Owner Name

• Phone Number

• Date of First Text

• Response Status (Replied/No Reply)

• Follow-Up Date

• Notes from Conversations

Pro Tip:

Use conditional formatting in Google Sheets to highlight owners who haven’t replied after two texts—so you know who to focus your follow-up efforts on.

7. Conclusion: Cold Texting is a Low-Risk, High-Reward Strategy

Cold texting gives you direct access to park owners without the pressure of a phone call or the hassle of an email campaign. With tools like SlyText, MessageMedia, and OpenPhone, you can automate and track your outreach while keeping it personal and genuine.

Remember, persistence and timing are everything. Most deals won’t close on the first message, but if you stay consistent with follow-ups, you’ll be amazed at what’s possible.

Please tell me how you liked this email with my 1 click poll below.

Thanks for reading!

Chris Koerner
chrisjkoerner.com