The first thing you should do is change your typing from ALL CAPS to normal calm pronunciation. ALL CAPS is the computer or typing equivelent of yelling :( No offense

Everything you've done......do it again and again and again and again.

Tried expired listings?

Tried conacting unrepresented sellers? (fsbo's)

Having listings bring buyers. I would put more empasis on that. Expired listings and fsbos are a good source of getting listings. It's not easy but it does create listings.

Call you sphere, take 'em to coffee, ask for the referrals. If you ask they will give!

Todd

Start your own networking group of: lenders, insurance agents, travel agents, builders, construction people, handyman, etc.  Have it at a local restaurant, pay for the bagels and coffee...I had one of these and got a listing already.  

Create little packages that get FSBO and expired attention; Forget-me-not seed packets from walmart $0.10 each and make a flyer that says "the market is blooming".  I buy small clay pots for about $0.29 at local craft store and put the seed packets in them and put them in a small clear door hanger bag (which I purchased from uline.com).  I also buy baseball magnet calendars and say "struck out with your last realtor?  We'll hit a home run for you!".  Or buy football manets, hockey, etc...depending on what season it is.  One of the items I get the most compliments and attention is the College Footbal Magnets: UofM vs. MSU.  People love them!

Walk flyers around apartment complexes, get a local mortgage person to pay for half your advertisements in local homes for sale magazines, newspapers, etc.  Don't spend your money on homegain.com or those other programs that promise "x" amount of leads.  Those don't work...it is only word of mouth, your sphere of influence, past clients, etc.

Put your website on EVERYTHING!!!! And, make sure your website is well worth looking at.  

Join a book club, or start your own at your local library.  Pass your card out in every book.  TALK TO PEOPLE...leave your business card when you pay a bill at a restaurant, buy clothing at a store, lease/buy a car.  

Do you have children? My husband coaches four basketball teams and we pass our cards out to all the parents.  He also joined a golf league.  If I wasn't so tired (and the fact that America Idol is on...yes, I do watch it :() I would think of more ideas for you!

What works for one person won't work for another.  Keep trying different things until you find what works for you.  

One definition of insanity is doing the same thing over and over again the same way and expecting different results.  So, don't keep doing the same things over and over if they don't work.

I was an office manager before having my own brokerage.  I saw new agents copy others and get nowhere.  When they tried things differently they were more successful.  When you see everybody doing the same thing, copying each other, and not getting anywhere, do the complete opposite.    

Volunteer your time in something you enjoy in your community.  The key word is "enjoy"!  And don't get involved for the sake of promoting your business.  So why then?  What do people do in these groups?  Get to know each other, and what's the most common question?  "What do you do?"  

The "enjoy" part is because you will be more comfortable, and won't focus on all the mechanics of promotion.  It just happens.  I am finding more and more . . . leads and customers are found in the least unsuspecting places.  For example, I am have a closing this month for someone I met at a funeral.  This is not to sound cold.  Nor did I intend for this connection since this was a very difficult day to begin with even though I am just a friend of the family.  Things just evolved from there.  I'm not advocating scoping out leads at a funeral by the way.  My point is, be yourself and talk to everyone!  You never know.  It's like the saying, "If you look for love . . . you'll never find it."

Best of luck.  

1. Develop a clear, consistent marketing message (should not be about you - it should be about what you offer that is different or better).

2. Communicate that message to your target market while, at the same time, giving people several compelling reasons to call you.

3. Don't spend more than 7% of what you make in a year on marketing.

4. Implement at least 4 different marketing systems, one at a time.

5. Once you figure out what works the best for you - do more of it.

6. Ask the clients you work with for referrals at a time when things are going great (usually at closing or when they are bragging about you).

7. Continue to work toward having at least 4 marketing systems in place.

8. Once the majority of your business is coming from referrals you can decide whether or not to back off on your marketing efforts.

9. If you are not sure how to do any of this you can: 1) find a mentor to work for that will teach you everything or 2) hire a coach.

There are several coaches out there. Find one that fits you.

Point2 has a coaching program: http://p2a.point2.com/academy/coaching.asp

You can also try these FREE teleclasses: http://www.jointodd.com/teleclasses.php

Good Luck. Stick with it. You will make it.

May I suggest you tune into radio and TV station WIFM?  Once you start advertising on WIFM, I think much of the other efforts will become almost effortless.

What is WIFM?  WIFM is "What's In it For Me!" And, we have that capability on out websites!  All of our websites came with FREE reports on how to buy and sell homes. The trick is to advertise so that potential buyers and sellers will want to come to you to get the information they need to help them buy and sell houses!

A good leader in this concept is Craig Proctor of Re/Max - he's in the Toronto are of Ontario, Canada.  Check out www.craigproctor.com to understand what I mean.

Whatever you do...do it with your heart and genuineness!  Most of my transactions are by referrals.  People get to know me and that I work from my heart, not motive to get something.  They see that and then call me with their trust.  

Networking Groups: I am in a BNI Group in Orange County, CA...you may want to look into that.  www.bni.com

Also, prayer is my best method to good results!

Jodi - The JoSal Team

You need publicity publicity and more publicity. I would recommend a good dose of publicity.

Here it is in three easy steps

1 rent a large horse no saddle

2 go to tattoo parlour and get your ULR tattooed on your back

3 ride the streets lady g style with mega phone

You will get lots of calls

I can't believe that a fellow Realtor would post here that she's looking for help and would receive such negative and insulting comments.

Hat's off to Todd, Rick & Kimberley, Mark, Kathy, Pete & Theresa, Lew, and Joseph and Jodi.  

If I didn't mention your name, I guess paragraph 1 was for you. As far as Phyllis' caps go, at least she can spell.

You go get 'em girl.  Do whatever it takes to get ONE new listing, and sell that puppy with everything you've got, then you'll be on a roll.

With no disrespect, Dan, where is your sense of humor. When we come here and Blog, anything goes, even jokes. So sit back and relax, loosen up... even just for a moment.

Dan - Sometimes we are a little to sensitive to someone’s attempt at trying to be humorous. I don’t believe he meant to be insulting nor negative. He was making a joke. You may not like his humor but things said in jest should not be portrayed as legitimate suggestions, therefore they shouldn’t be judged as negative. Humor can be insulting even if it isn’t the intention of the writer but perhaps it should be Phyllis making that judgment v/s you or me. Lighten up a little!

Phyllis, I wish you a lot of success and attitude is a big part of being successful in this business. Believe in yourself and your abilities and you will find that things will come around. You will receive a lot of suggestions on this site and there are a lot of great agents out there that want to help you, as well as, have gone through what you are experiencing now. If it were easy everyone would walk in and be a star from day one. It is not and take perseverance, planning and hard work. Do that and you will be doing more than a lot of agents that fail because they don’t have the will do get the job done. Good luck and the fact that you are asking says a lot about you. I am sure you will see the silver lining that may only be a day or two away.

Phyllis,

I apologize for not responding to your post.  I had to make sure Dan is ok with a few jokes.

You're doing the right things. Don't stop! just tweak it now and then. Using a database will make follow-up much easierand more consistent.

How many letters/postcards/email do you regularly send to each of your sphere, on a regular basis?

Phylis, Try finding an subdivision or area where people purchased a lot that is still empty, maybe they live in another state and they purchased the lot when prices were extremely low years ago and write them and ask them if they would be interested in selling it. Along with your letter send a full market analysis of what their lot is worth now. I tried this on a day when I did not have a single other thing to do and I got 3 listings and we sold two!  It is not always going to work that great but  you may find that your letter may arrive on a day just when they have been thinking on fixing up their current home and they decide to list with you! People are impressed with all the time it took you to write and send a CMA and they already like you.

Phyllis - When you call what do you say - what do you talk about - how well do you know these prospects. Some people think any name and number is a prospect - I call that a telephone book.

Lew Corcoran is right - people want to know WIFM - the second part is they want to know that you care.

I must have missed something.  I just scanned the threads and I don't find a joke anywhere.  Oh, is it the one where a man is telling a woman to improve her business she should get tattooed and ride naked down the street on a horse?

I don't think I'm being touchy at all.  It's an offensive statement that's obviously gender-biased.  As far as the comment "anything goes" from Alex, I would beg to differ, and I bet Don Imus would agree with me right about now.

If a man had initiated the post and another guy suggested he spray pheromones on his business cards to attract female clients - now that might be funny.

Oops... that was a joke?

(Note to self - 1. Cancel the horse rental.  2. Try to catch Susan before she gets to the tattoo parlor.  --  geez, I hope he hasn't already started, she may end up with "www.BestHo" on her back - ...not good!)

Some people are like a Slinky. They aren't much good for anything but they still bring a smile to your face when you push them down the stairs.

LIGHTEN UP PEOPLE!!!!!

Phyllis,

Sometimes just talk about them the next time tell them a true story You are working with... you are selling a house... who is the next person they know that will ... Pick the scenario that you think they might know someone to fit that bill - sometimes people ask to broad of a question ...

Have 10 conversations like that and you should get at least 1 good lead - probably more.

Michelle Leonard

Tim and Susan - Your comment reminds me of IMUS

Becky, quit pushing people down stairs, that is just not right. Ok, was that "tatoo a naked horse"?

Phyllis, I don't know how long you have been in business, but you might try introducing yourself by walking a neighborhood each week in your target area, hanging little door hangers with flyers announcing your services. Then, follow up with a phone call so people know you are real. It wouldn't hurt to give each house a freebie like a key ring or magnet so they can remember you when you call.

I think you have mentioned that you are doing alot of things that will eventually generate the business you want. One day they will be calling you-just hang in there. Iksnay on the orsehay. Follow your own dream, not Scott's. lol

The only joke on the thread is Dan's response lighten up.

You can have fun on post.

Is it not stressful enough being a agent dealing with buyers and sellers.

Phyllis I hope you know I was only joking. Don't rent that horse and stay out of that tattoo parlour.

Man, I guess I shouldn't have ran out to get that tatoo and ride thru town lady g style on that horse. I did get some offer for dates though..LOL