Video summary

How to SMS Text Blast Sellers in 2026 Wholesaling Real Estate

Main summary

Key takeaways

Business

Business-Focused Summary (SMS Text Blasting for Real Estate Wholesaling in 2026)

Goal: Build a repeatable “SMS → inbound → qualify → contract” system

  • Use SMS as a higher-ROI alternative to cold calling (especially where AI/smarter skip tracing improves yield), with the tradeoff that setup upfront takes ~1–2 hours.
  • Build consistent deal flow by combining: 1) the right lead lists 2) the right texting platform + skip tracing 3) high-deliverability scripts 4) an inbound nurture/qualification process that converts leads into signed contracts

Frameworks / Playbooks Mentioned

1) Lead List Strategy (What to Text)

“Brother and sister” idea

If a list works when called, it will often work when texted too.

Core list types

  • Government lists (preferred)

    • Includes: pre-foreclosures, liens, probates, evictions, fire damage, water shutoff, code violations, etc.
    • Positioned as:
      • harder to pull than paid datasets
      • higher yield because data is distressed and earlier
    • Example timing claim: pre-foreclosure leads can arrive 2–3 weeks before others

  • Vacant High Equities (paid-data list)

    • Example filters mentioned:
      • property owned ≥ 3 years
      • ≥ 50% equity
      • not on MLS

  • AI lists (from providers like XLeads-style sources)

    • Prediction lists
      • AI ranks likely discount-sale properties using large data signals (credit/changes, hits, liens, income changes, government data, etc.)
      • Claimed performance: about 1 deal per 1,500 (vs high equity 1 per 7,000)
    • AI Driving for Dollars (“Skydrive AI”)
      • AI ranks “ugly” properties using satellite imagery, reducing manual driving effort

2) Deal-Yield Expectations by Volume (How Many Texts per Deal)

  • Dead / uncontacted CRM leads: ~100 texts → 1 deal

Outbound list examples / averages:

  • ~600 texts → 1 deal (probate list)
  • ~1,000 texts → 1 deal (standard driving for dollars)
  • ~1,500 texts → 1 deal (Skydrive AI driving for dollars)
  • ~1,800 texts → 1 deal (“AI stacked” list)
  • ~2,000 texts → 1 deal (pre-foreclosures; high volume source)
  • ~3,000 texts → 1 deal (code violations)

Rule-of-thumb aggregates:

  • Every 5,000 government-list texts → ~1 deal
  • 10,000+ texts → ~1 deal from vacant high equity / high equity lists (speaker cites up to ~12–15k depending on source)

3) Outreach Conversion System (“Double Whammy” + “Triple Tap”)

“Double Whammy” SMS Script (Deliverability + Conversion)

  • Question 1 (first): verify they’re the property owner / pique interest
    • Example style: “I just drove by… is everything okay?” then ask if they’re the owner.
  • Question 2 (second): only after ownership is confirmed, ask if they’re interested in selling.

Why this matters: Texts claiming “I buy for cash” were said to have poor delivery/response rates in 2026; this script improves deliverability and relevance.

“Triple Tap” System (Reverse Driving-for-Dollars Approach)

For certain lists (government/AI-driven), use a 3-step escalation:

1) Call 2) If no answer, SMS 3) If no response, sticky note on the property

Purpose: maximize contact rate per address without relying purely on SMS.

4) Scaling Playbook (AI SMS Bot)

Scaling isn’t just “more blasts”—it’s reducing manual work responding and qualifying.

  • Use an AI SMS bot within an ecosystem like XLeads / GoHighLevel:
    • sends blasts (e.g., 25,000 texts/month)
    • captures inbound replies
    • AI qualifies into yes/no interest
  • Claimed outcome example:
    • ~20% respond to text-back → ~5,000 inbound texts/month
    • AI produces ~50 opportunities
    • After filtering: ~25 leads

Compliance note: AI cold calling is described as “completely illegal.” For texting, liability is claimed to be lower when the workflow follows carrier rules, but the speaker is not a lawyer.

Key Metrics / KPIs and Targets Mentioned

Volume Targets (Monthly Texting)

  • ~5,000 texts/month = “happy medium” for most people (aiming for 1–2 deals/month)
  • “Solid results” target: 10,000+ texts/month
  • Rough requirement to make ~$30k/month from wholesaling: ~5,000 texts/month
  • Time-to-volume example:
    • ~200 texts/day (Mon–Fri) ≈ ~5,000/month

Efficiency Benchmarks (Conversion / Lead Yield)

AI bot example:

  • 20% reply rate
  • ~50 opportunities from 5,000 inbound replies
  • ~25 leads after filtering

Cost Metrics (Pricing Benchmarks)

  • Claimed texting cost:
    • XLeads: ~$0.01 per text (≈ “1 penny per text”)
  • Comparisons:
    • Other platforms: 3–5 cents per text
  • Example savings:
    • 25,000 texts/month
      • XLeads ≈ $250
      • others could be $1,200+
  • Platform pricing:
    • XLeads core: ~$97/month
    • XLeads AI SMS bot upgrade: ~$127/month
  • Skip tracing:
    • XLeads: 25,000 skip traces free on a paid plan
    • Free trial: 14 days, includes 1,000 skip traces

A2P program (high-volume business texting requirement)

  • Speaker says: 6 steps and ~15 minutes to get set up
  • Notes:
    • A2P application support via XLeads (team-assisted)
    • Reapplication until approved; claims ~95% success rate
    • Ongoing component cost mentioned: ~$15/month for WordPress hosting (as described)

Google Voice constraints (free option)

  • ~10 texts/hour manually
  • ~80/day cap; higher volumes risk suspension/spam

Cost-per-Number & Number Allocation KPI (Operational)

  • “Cost per number”: ~$1.50 per number (average cited for XLeads)
  • Number scaling rule by daily volume:
    • 100 texts/day (~2,500/month): 1–2 numbers
    • 500 texts/day: ~5 numbers
    • 1,000 texts/day (~25,000/month): ~10 numbers

Actionable Recommendations (Concrete Steps)

Step 1: Pull lists from the right sources

  • Start with government lists (pre-foreclosures, probates, liens, evictions, code violations, etc.)
  • Add Vacant High Equities (equity %, ownership time, not MLS)
  • Test AI prediction lists and AI driving-for-dollars for responsiveness

Step 2: Use one stack for data + CRM + texting

  • Suggested stack: XLeads
    • described as:
      • data platform
      • CRM built on GoHighLevel
      • texting sequences
      • dialer/phone system for inbound calls
      • skip tracing + AI list access

Step 3: Ensure deliverability (avoid spam filters)

  • Use provider features like CNAME / voice integrity (claimed to reduce spam issues)
  • Alternative manual option mentioned:
    • freecallregistry.com (for registering phone numbers with carriers)

Step 4: Deploy the scripts

  • Launch with Double Whammy:
    • confirm they’re the owner / set property context first
    • then ask if they want to sell for a cash offer
  • For higher-contact “aggressive mode” (government/AI lists):
    • run Triple Tap: call → SMS → sticky note

Step 5: Inbound nurture + qualification (turn “maybe/yes” into signed contracts)

A 6-step process described:

1) Call 2) Confirm interest (sell?) 3) Qualify for a cash offer (yes/no) 4) If yes: call again / confirm 5) Set appointment (or make offer for virtual wholesaling) 6) Lock the deal into a signed contract

Kill signal: If they say no, stop texting (dead deal).

Core conversion requirement: Seller must move from “interested” → “interested in cash quick/easy now.”

Step 6: Scale automation once systems work

  • Add the AI SMS bot after you’re already sending meaningful volume (example used: 25,000/month)
  • Let AI handle:
    • inbound replies
    • yes/no classification
    • lead routing to a human

Presenter / Sources

  • Presenter: Zack
    • referenced as having 4,000+ wholesale deals, ~10 years experience
    • runs freewholesaling.com
  • Primary tools/sources mentioned: XLeads, GoHighLevel, Google Voice, freewholesaling.com, freecallregistry.com, and Skydrive AI

Original video