Dispositions Messaging Pack

Purpose: Ready-to-use emails, texts, live voicemails and prerecorded voicemail drops for every step of marketing a deal to investor buyers, from cold lists to VIP buyers.

Use it when: You build the buyer list, announce a deal, follow up, update buyers on status, or ask for feedback. Covers Email and Voicemail and Text.

Goal of every message: One clear action from the right buyer (call back, join the VIP list, book a walkthrough, send an offer, reply with feedback), sent fast.

Track: Real Estate · Role: Dispositions · Time to complete: 40 min · Version: v1.0

How to use this pack

Every template has purple placeholders. Replace every one before you send. A message with a placeholder still in it tells the buyer you are careless with details, and buyers judge your deals by your details.

The pack follows the life of a deal:

Welcome (new buyers and VIP sign-ups)
Deal announcement (email blast, text alert, VIP first look, live voicemail, voicemail drop)
Cold buyer lists (first-touch texts and voicemail drops to buyers you have not spoken to yet)
Follow-up (reminders, price updates, deadlines)
Status updates (under contract, back on market, closed)
Feedback (why buyers passed, buy box refresh)

Rules before you send anything

Send only through your client's texting platform and voicemail drop system, under your client's business name, never from a personal phone. Check the internal do-not-contact list before every send.

Check the state before you market a deal. Some states restrict marketing a property you only have under contract. South Carolina does not allow unlicensed people to use property details (photos, address, square footage, condition) in marketing, and a disclaimer does not fix it. Other states require licensing (for example Pennsylvania, and Illinois after one deal in 12 months) or disclosure of the equitable interest (for example Texas). Check the state's Market Compliance Card for every deal. Follow your client's instructions and title company guidance.

Every text must:

Name the business in the message: "(COMPANY NAME): ..."
Include a way to stop: "Reply STOP to opt out."
Be sent inside the buyer's local permitted hours. A safe default is 9 AM to 8 PM their time, Monday to Saturday, with stricter state rules applied where needed.
Stay short: one deal, one action.

Every email must:

Have a subject line that sells the deal in one glance: area, numbers, and the reason to act now.
Include your client's business name and physical mailing address.
Include a working unsubscribe link, and unsubscribe requests must be honored promptly.
Include the assignment disclosure line (below) on every deal email.
Use "estimated" for ARV, repairs and profit.

Every voicemail drop must:

Name the business and your name in the first sentence.
Give one reason to call back, and the number twice.
Stay under 30 seconds.
Go out inside the buyer's local permitted hours, the same as texts.

The assignment disclosure line (adapt only with your client's approval):

This is an assignment of contract. (COMPANY NAME) holds an equitable interest in this property under a purchase agreement and is not the owner of record. All figures are estimates. Buyers should verify all information independently.

Opt-outs: When a buyer replies STOP (or any other opt-out word such as QUIT, END, CANCEL, UNSUBSCRIBE, REVOKE, OPT OUT), or writes anything like "remove me" or "don't text me," add them to the internal do-not-contact list immediately for that channel. Send at most one confirmation message. Never text them again.

1. Welcome

1A. Text: live send during the qualification call

(COMPANY NAME): Hi (BUYER FIRST NAME), it's (YOUR NAME). Save my number. You're on our VIP list, so you'll see our deals 48 hours before the full list. Today's deal: (PROPERTY ADDRESS), photos: (PHOTO LINK). Reply STOP to opt out.

Send while the buyer is still on the phone (Buyer Qualification Call, Stage 4).

1B. Email: welcome to the buyer list

Subject: Welcome, (BUYER FIRST NAME): here's how we'll send you deals

Hi (BUYER FIRST NAME),

Thank you for your time today. Here is what I noted about what you buy. Please reply with any corrections.

Areas: (ZIP CODES)
Property types: (PROPERTY TYPES)
Price range: (PRICE RANGE)
Rehab levels: (REHAB TIERS)
Closing speed: (CLOSING DAYS) days
Funding: (FUNDING TYPE)

How our deals work:

We lock up 30 to 40 deeply discounted, off-market properties a month, direct to seller. As a VIP buyer, you see each one 48 hours before the rest of our buyers list.
Each deal email includes photos, our numbers with comparable sales, access details and the best and final date.
All deals are cash, as-is assignments of our purchase contract. We file a memorandum to protect our interest and yours.
We get all interested buyers out to the property and accept the best and final offer. No bidding wars.
Earnest money is due within 24 hours of signing the assignment, or we move to the next best offer. It is only refundable if we cannot deliver the property vacant or with a clear title.
On assignments, the buyer pays both sides of the closing costs.
To be first in line, please send proof of funds (a recent bank statement or lender letter) by replying to this email.

My direct line is (YOUR PHONE NUMBER).

Best regards,

(YOUR NAME)

Dispositions, (COMPANY NAME)

(COMPANY MAILING ADDRESS)

Unsubscribe: (UNSUBSCRIBE LINK)

2. Deal announcement

2A. Email: deal blast (main template)

Subject line options (pick one):

(CITY) 3/2, Full Cosmetic, 165K, ARV about 285K
New off-market deal in (ZIP CODE): walkthrough (WALKTHROUGH DATE)
(PROPERTY TYPE) in (NEIGHBORHOOD), vacant, best and final due (OFFER DEADLINE)
VIP first look: (ZIP CODE) flip, 48 hours before our full list

Body:

Hi (BUYER FIRST NAME),

A new deal that fits your buy box:

(PROPERTY ADDRESS)

(BEDS) beds · (BATHS) baths · (SQUARE FEET) sq ft · Built (YEAR BUILT) · (OCCUPANCY)

The numbers (estimates):

Price: (ASSIGNMENT PRICE)

ARV: (ARV), based on these recent sales:

(COMP 1 ADDRESS), sold (COMP 1 PRICE) on (COMP 1 DATE)
(COMP 2 ADDRESS), sold (COMP 2 PRICE) on (COMP 2 DATE)
(COMP 3 ADDRESS), sold (COMP 3 PRICE) on (COMP 3 DATE)

Rehab tier: (REHAB TIER). Estimated repairs: (REPAIR ESTIMATE)
Main items: (KEY REPAIR ITEMS)

Photos: (PHOTO LINK)

Terms:

Cash, as-is assignment of contract. Price includes our assignment fee.
Earnest money: (EMD AMOUNT), due within 24 hours of signing, held by (TITLE COMPANY). If it is not deposited, we move to the next best offer. Refundable only if we cannot deliver the property vacant or with a clear title.
Closing on or before (CLOSING DATE). Buyer pays both sides of the closing costs.
Proof of funds required with any offer.

Access: Walkthroughs on (WALKTHROUGH DATE AND TIME 1) and (WALKTHROUGH DATE AND TIME 2). Reply or call to book. Please do not contact the owner, tenants or neighbors.

Offers: Best and final offers due (OFFER DEADLINE). No bidding wars.

To book or ask questions: reply here or call (YOUR PHONE NUMBER).

(YOUR NAME)

Dispositions, (COMPANY NAME)

(COMPANY MAILING ADDRESS)

This is an assignment of contract. (COMPANY NAME) holds an equitable interest in this property under a purchase agreement and is not the owner of record. All figures are estimates. Buyers should verify all information independently.

Unsubscribe: (UNSUBSCRIBE LINK)

2B. Text: deal alert (whole buyer list)

(COMPANY NAME): New deal in (ZIP CODE). (BEDS)/(BATHS), (REHAB TIER), (ASSIGNMENT PRICE), ARV est. (ARV). Details sent to your email. Walkthrough (WALKTHROUGH DATE). Reply YES to book. Reply STOP to opt out.

Keep it under about 300 characters. No photos or address in the text if the state's rules restrict property details in marketing.

2C. Text: VIP 48-hour first look

(COMPANY NAME): Hi (BUYER FIRST NAME), VIP first look. A deal matching your box goes to our full buyers list in 48 hours, on (FULL LIST DATE). You're seeing it first. Details in your email. Call me at (YOUR PHONE NUMBER). Reply STOP to opt out.

Send to every VIP buyer whose buy box matches, then call the A buyers the same morning. The full list blast (2A, 2B) goes out 48 hours later.

2D. Voicemail: new deal for a matching buyer

Hi (BUYER FIRST NAME), it's (YOUR NAME) with (COMPANY NAME). I have a deal that matches what you buy: (ZIP CODE), (BEDS) beds, (REHAB TIER), priced at (ASSIGNMENT PRICE). I've emailed you the details. Walkthroughs are on (WALKTHROUGH DATE). Call me back at (YOUR PHONE NUMBER). Again, (YOUR PHONE NUMBER). Thanks.

Speak slowly. Say your number twice. Keep it under 30 seconds.

2E. Prerecorded voicemail drop: new deal to the whole buyer list

Record once per deal and drop it to the full buyer list through your client's voicemail drop system.

Hi, this is (YOUR NAME) with (COMPANY NAME). We just locked up a deeply discounted, off-market (PROPERTY TYPE) in (AREA OR ZIP CODE). (BEDS) beds, (REHAB TIER), priced at (ASSIGNMENT PRICE), with an estimated after-repair value around (ARV). Walkthroughs are (WALKTHROUGH DATE), and best and final offers are due (OFFER DEADLINE). Call or text me at (YOUR PHONE NUMBER). Again, (YOUR PHONE NUMBER). Thanks.

2F. Prerecorded voicemail drop: VIP first look

Hi, it's (YOUR NAME) with (COMPANY NAME). You're on our VIP list, so you're hearing about this deal 48 hours before the rest of our buyers. It's a (PROPERTY TYPE) in (AREA OR ZIP CODE) at (ASSIGNMENT PRICE). The details are in your email and texts. Call me at (YOUR PHONE NUMBER) before it goes out to the full list. That's (YOUR PHONE NUMBER).

3. Cold buyer lists

Use these for buyers you have pulled from property records and have not spoken to yet (recent cash buyers, landlords with several properties). The goal is one callback or reply, then the Buyer Qualification Call.

3A. Text: first touch to a cold buyer

(COMPANY NAME): Hi (BUYER FIRST NAME), it's (YOUR NAME). Are you still buying investment properties in (MARKET)? We lock up 30 to 40 off-market deals a month and have one in (AREA OR ZIP CODE) now. Reply YES for details. Reply STOP to opt out.

3B. Text: cold buyer, deal-first version

(COMPANY NAME): Off-market (BEDS)/(BATHS) in (AREA OR ZIP CODE), (ASSIGNMENT PRICE), ARV est. (ARV). Want the photos and numbers? Reply YES. Reply STOP to opt out.

3C. Text: cold buyer, VIP list invite

(COMPANY NAME): Hi (BUYER FIRST NAME), we send our VIP buyers off-market deals in (MARKET) 48 hours before our full list. Want to see if you qualify? Reply YES and I'll call you. Reply STOP to opt out.

3D. Prerecorded voicemail drop: cold buyer list

Hi, this is (YOUR NAME) calling from (COMPANY NAME). I see you've bought investment property in (MARKET), and I'm calling to see if you're still buying. We acquire deeply discounted, off-market deals for flippers and buy-and-hold investors, about 30 to 40 a month, and I have one right now I think you'd like. Our VIP buyers see every deal 48 hours before our full list. Call me back at (YOUR PHONE NUMBER) to see if you qualify. Again, (YOUR PHONE NUMBER). Thanks.

3E. Text: follow-up to a cold buyer who did not reply

(COMPANY NAME): Hi (BUYER FIRST NAME), following up. Still buying in (MARKET)? New deals this week. Reply YES and I'll send them. Reply STOP to opt out.

Send two to three days after 3A or 3D. When a cold buyer replies YES or calls back, run the Buyer Qualification Call the same day.

Coach's note: Pair every cold voicemail drop with a text the same day. Buyers who ignore one channel often answer the other. Every reply goes to the CRM, and every YES gets a call within the hour.

4. Follow-up

4A. Email: follow-up after the blast (24 to 48 hours)

Subject: (PROPERTY ADDRESS): walkthrough times and questions

Hi (BUYER FIRST NAME),

Following up on (PROPERTY ADDRESS). A few answers to questions buyers have asked so far:

(BUYER QUESTION 1): (ANSWER 1)
(BUYER QUESTION 2): (ANSWER 2)

Remaining walkthrough times: (WALKTHROUGH TIMES).

(OFFER DEADLINE LINE, ONLY IF REAL)

Reply or call (YOUR PHONE NUMBER) to book.

(YOUR NAME)

(COMPANY NAME) · (COMPANY MAILING ADDRESS)

(ASSIGNMENT DISCLOSURE LINE)

Unsubscribe: (UNSUBSCRIBE LINK)

Why it works: sharing answers to real buyer questions gives new information instead of "just checking in."

4B. Text: follow-up (buyers who showed interest)

(COMPANY NAME): Hi (BUYER FIRST NAME), still interested in (STREET NAME)? Walkthrough slots left: (WALKTHROUGH TIMES). Reply with a time. Reply STOP to opt out.

Send to buyers who replied, clicked or asked about this deal. For buyers who did not respond at all, use the cold follow-up (3E).

4C. Text: walkthrough reminder (day before)

(COMPANY NAME): Reminder, walkthrough at (STREET NAME) tomorrow (WALKTHROUGH TIME) your time. Access details will come (ACCESS DETAILS TIMING). Reply C to confirm. Reply STOP to opt out.

See the Showing and Access Coordination script for the full confirmation process.

4D. Email: price update

Subject: Price update: (PROPERTY ADDRESS) now (NEW PRICE)

Hi (BUYER FIRST NAME),

The price on (PROPERTY ADDRESS) is now (NEW PRICE) (was (OLD PRICE)). All other terms are the same.

Updated numbers: (UPDATED DEAL SHEET LINK)

(YOUR NAME) · (YOUR PHONE NUMBER)

(COMPANY NAME) · (COMPANY MAILING ADDRESS)

(ASSIGNMENT DISCLOSURE LINE)

Unsubscribe: (UNSUBSCRIBE LINK)

4E. Email and text: best and final reminder

Email subject: Best and final due (OFFER DEADLINE): (PROPERTY ADDRESS)

Hi (BUYER FIRST NAME),

A reminder that best and final offers on (PROPERTY ADDRESS) are due by (OFFER DEADLINE) (TIME ZONE). Please include your price, closing date, funding type and proof of funds.

We accept the best and final offer. No bidding wars. Earnest money is due within 24 hours of signing, or we move to the next best offer.

(YOUR NAME) · (YOUR PHONE NUMBER)

(COMPANY NAME) · (COMPANY MAILING ADDRESS)

Unsubscribe: (UNSUBSCRIBE LINK)

Text (buyers who walked the property or asked about it):

(COMPANY NAME): Best and final on (STREET NAME) due (OFFER DEADLINE). Send price, close date and proof of funds by reply email. Reply STOP to opt out.

5. Status updates

5A. Email: under contract (to buyers who showed interest)

Subject: Update: (PROPERTY ADDRESS) is under contract

Hi (BUYER FIRST NAME),

Thank you for your interest in (PROPERTY ADDRESS). We've accepted an offer, and it's now under contract with a buyer.

If anything changes, I'll let you know first. If you'd like to be a backup buyer, reply with your best offer and proof of funds.

Your interest helps us find better deals for you. More coming soon.

(YOUR NAME) · (YOUR PHONE NUMBER)

(COMPANY NAME) · (COMPANY MAILING ADDRESS)

Unsubscribe: (UNSUBSCRIBE LINK)

Why it works: buyers who never hear back assume you ignore them. A short update keeps them opening your emails.

5B. Text: under contract (buyers who walked it or offered)

(COMPANY NAME): Thanks for your interest in (STREET NAME). It's now under contract. Want to be backup? Reply with your best offer. Reply STOP to opt out.

5C. Email: back on the market (when the first buyer does not perform)

Subject: Back available: (PROPERTY ADDRESS)

Hi (BUYER FIRST NAME),

(PROPERTY ADDRESS) is available again. The previous buyer did not complete the purchase. Terms are (SAME OR UPDATED TERMS).

The closing date is (CLOSING DATE), so we need a buyer who can sign and send earnest money within (EMD DEADLINE).

Call me at (YOUR PHONE NUMBER).

(YOUR NAME)

(COMPANY NAME) · (COMPANY MAILING ADDRESS)

(ASSIGNMENT DISCLOSURE LINE)

Unsubscribe: (UNSUBSCRIBE LINK)

Do not explain the first buyer's private reasons. "Did not complete the purchase" is enough.

5D. Email: closed (sold) update

Subject: Closed: another (CITY) deal done

Hi (BUYER FIRST NAME),

Quick update: our deal in (NEIGHBORHOOD OR ZIP CODE) has closed. Thank you to everyone who walked it and sent offers.

We're working on new deals in (MARKET). If your buy box has changed, reply and tell me, so I only send what fits.

(YOUR NAME) · (YOUR PHONE NUMBER)

(COMPANY NAME) · (COMPANY MAILING ADDRESS)

Unsubscribe: (UNSUBSCRIBE LINK)

Do not share the sale price, the buyer's name or the seller's details unless your client approves it. Check the state's rules before naming the street or address, because a closed-deal announcement is still marketing.

6. Feedback

6A. Email: buyer feedback request (after they passed or did not offer)

Subject: Quick question about (PROPERTY ADDRESS)

Hi (BUYER FIRST NAME),

I noticed (PROPERTY ADDRESS) wasn't the right fit for you. Could you tell me why, in one line? It helps me send you better deals.

Just reply with a letter:

A. Price too high
B. ARV too high
C. Repairs higher than estimated
D. Location
E. Property type or size
F. Timing, I'm not buying right now
G. Something else: (BLANK FOR BUYER)

Thank you,

(YOUR NAME) · (YOUR PHONE NUMBER)

(COMPANY NAME) · (COMPANY MAILING ADDRESS)

Unsubscribe: (UNSUBSCRIBE LINK)

Why it works: a one-letter reply takes five seconds. Long surveys get ignored.

6B. Text: feedback after a walkthrough

(COMPANY NAME): Thanks for walking (STREET NAME). What did you think? Reply 1 = making an offer, 2 = price too high, 3 = more repairs than expected, 4 = not for me. Reply STOP to opt out.

Log every reply in the deal's buyer activity. Three "more repairs than expected" replies means the repair estimate needs your client's review.

6C. Voicemail: feedback after a walkthrough

Hi (BUYER FIRST NAME), it's (YOUR NAME) with (COMPANY NAME). Thanks for walking (STREET NAME) today. I'd love your honest opinion, good or bad. It helps me with the price and the next deals I send you. Call or text me at (YOUR PHONE NUMBER). That's (YOUR PHONE NUMBER). Thanks.

6D. Email: 90-day buy box refresh

Subject: Is your buy box still the same, (BUYER FIRST NAME)?

Hi (BUYER FIRST NAME),

It's been a few months since we last updated what you buy. Here's what I have:

Areas: (ZIP CODES)
Property types: (PROPERTY TYPES)
Price range: (PRICE RANGE)
Rehab levels: (REHAB TIERS)

Anything changed? Just reply with the update, or "same" if it's all correct.

(YOUR NAME) · (YOUR PHONE NUMBER)

(COMPANY NAME) · (COMPANY MAILING ADDRESS)

Unsubscribe: (UNSUBSCRIBE LINK)

6E. Text: opt-out confirmation (one message only)

(COMPANY NAME): You're unsubscribed and won't receive more texts from us.

Send only if your client's process uses a confirmation message. Never add a sales pitch to it. Then never text that number again.

Sending schedule for one deal

When	What	To whom
Every week, ongoing	3A to 3E cold texts and 3D cold voicemail drops	Cold buyers pulled from property records
Day 0, morning	2C VIP first look text, 2F VIP voicemail drop, and calls to A buyers	VIP buyers matching the buy box
Day 2 (48 hours later)	2A email blast, 2B text alert, 2E voicemail drop	Full buyer list
Day 2 to 3	2D live voicemails while calling	Matching A and B buyers who did not answer
Day 3	4A follow-up email, 4B follow-up text	Buyers who opened, clicked or replied
Day before walkthrough	4C reminder text	Booked buyers
Walkthrough day	6B feedback text, 6C voicemail	Buyers who attended
Before best and final	4E best and final reminder	Buyers who walked or asked
After acceptance	5A and 5B under contract updates	Everyone who showed interest
If buyer fails	5C back on the market	Interested buyers, backups first
After closing	5D closed update and 6A feedback	Interested buyers

Also post each deal to your client's investor groups and deal-listing hubs on the same day as the full list blast, if your client uses them.

Common mistakes

Sending the full list blast before the VIP 48 hours are up. VIP buyers stop trusting the head start.
Leaving a placeholder in the message.
Writing subject lines like "HOT DEAL!!! WON'T LAST" (spam-flagged, and it reads like an amateur).
Sending property details into a state where marketing them is restricted.
A voicemail drop without the call-back number said twice.
Never telling interested buyers when a deal goes under contract.
Sending a follow-up text to someone who already replied STOP on another deal.
Letting a cold buyer's YES sit for hours. Call within the hour.

After sending

Deal ID and template used (for example 2A, 2B)
Audience: buyer segment and count
Sent at: date and time, with the recipients' time zones checked
Replies: walkthroughs booked, offers, questions, opt-outs
Voicemail drops: list, count, call-backs received
Opt-outs processed: number and confirmation that each was added to the do-not-contact list

Check yourself

What three things must every text message include?
In what order do VIP buyers, the full list and cold lists hear about a new deal, and how many hours apart?
A buyer replies "please stop texting me" (not the word STOP). What do you do?
Name four things every prerecorded voicemail drop must do.
Which template would you use to ask a buyer why they passed, and why is it designed with letters?