How to get started messaging as an REI

    In this guide, we'll walk you through setting up your Templates. This article series will provide the step-by-step instructions and resources needed to leverage Twilio's capabilities and maximize Lead Sherpa's potential for your business. 


    → SMS Guide: Part 1 - Setting up your Twilio account

    → SMS Guide: Part 2 - Integrating Twilio with Lead Sherpa 


TABLE OF CONTENTS


TABLE OF CONTENTS



EXTERNAL RESOURCES & ARTICLES

Part 1

    → How to Apply for an EIN (IRS)

    → SMS Guide: Part 1 - Setting up your Twilio account

    → How to set up a website (Youtube)

    → How to create a Twilio account and integrate Twilio into Lead Sherpa 

    → A2P 10DLC Campaign Approval Requirements (Twilio)

Part 2

    → I already have a Twilio account. How do I integrate it with Lead Sherpa?

    → SMS Guide: Part 2 - Integrating Twilio with Lead Sherpa

    → Attaching your 10 DLC Campaign to Numbers in Twilio

Part 3

    → How to Create New Outgoing Templates

    → SMS Template Categories and Auto-Rotate Capabilities

    → Is Lead Sherpa texting legal or compliant in my state?

    → SMS Best Practices: Strategies for Higher Delivery Rates, More Leads, and Account Longevity

    → General FAQs

    → Spam Remediation Best Practices


1. How to Create Outgoing Templates

What are Templates, and how many do I need?


SMS templates are pre-written messages that can be easily customized and used for sending text messages to individuals or groups. Our system requires 20 templates for initial outbound/cold messages and 5 required for all other categories. This is necessary to avoid your numbers being tagged as Spam, for example, as the system will rotate between numbers and templates, ensuring all campaigns are dynamic and less robotic.


How to create Templates?


  1. Upon logging into your account, navigate to the third icon (pencil icon) starting from the bottom on your left-hand side. Click the pencil icon to access your SMS Template Manager.

  2. Once you've accessed your SMS Template Manager, hover to the right-hand side and click the settings (gear icon) beside the "New Template" button to set your company name and the first name that will be used in your templates.

  3. After clicking the settings (gear icon), a pop-up will be shown and you can now set your company name and sender's first name as shown in the example. For additional information you may look at the question mark bubble encircled red in the image below:

  4. Once you've finalized your company name and sender's first name, click the "Save" button on the lower-right side. (This will establish the company name and sender's first name that will be referenced within your templates).

  5. After saving your company name and the sender's first name, you may now create new templates. On the right-hand side, you need to click the “New Template” button.

  6. A pop-up window will appear, allowing you to specify the details for your template via the following fields:
    *Read and follow carefully the instructions highlighted with the red box in the image below.* 
     
    • Template Name - specifies the name/title of your template
    • Select or Create a Template Category - specifies the category that the template will be assigned to
    • Message - specifies the outgoing SMS content that recipients will receive. We advise that all users refer to Messaging Best Practices & Delivery Rates for advice on suggested message content and structure.
    • Alternate Message - specifies the alternative SMS content that recipients will receive. This message will be sent out if one or more of the dynamic fields within the Message is unable to locate and assign the corresponding prospect data.
    • {CompanyName} - specifies the specific company name that will be assigned to the dynamic field tag of the same name. This is a required dynamic field.


  7. After completing and finalizing each of the fields, you can save your new template by clicking the "Submit" button on the lower-right side.


IMPORTANT: It's recommended to create at least 20 templates for initial outbound/cold messages and 5 required for all other categories prior to starting your campaign. For each batch you send, the system will utilize a new template by auto-rotation. This decreases the chances that your messages will be filtered as spam and keeps your delivery rates optimal.

  • Messaging Best Practice: Your outgoing message templates will directly impact your deliverability score and the types of responses you’ll get from prospects. 
  • When creating your template, we also provide you with the following guidelines. Follow them, and you’ll be successful:
    Include these three items in your message, and arrange in any order you wish.

1. Identify yourself using the {CompanyName} merge tag (you may also use the {UserFirstName} merge tag in conjunction with Company Name). *THIS IS REQUIRED* 

2. Use the {StreetAdress} merge tag to name the property address you are interested in purchasing

3. End with a question

  • Never include a URL (website) in your templates.
  • Do not use spammy language or ALL CAPS.
  • Use common sense.


Note: Opt-out language will be automatically appended to the end of each of your messages.


2. Template Categories and Auto-Rotate Capabilities

Our system requires 20 templates for initial outbound/cold messages and 5 required for all other categories.

  1. Please ensure that all your templates are grouped into categories that make sense to cycle through for each campaign.
     
    *Some users may only have "Initial" and "Follow-Up" templates, however, others may have Day-Specific Templates, so they may create their "Monday" template categories, others may have Probate-Specific Templates, so they would group them under a "Probate" template category.
     

  2. To group templates into a Template Category, navigate over to SMS Template Manager and select "Edit" on the template you'd like to add to a category.
     

  3. Locate the "Template Category" dropdown menu and select your preferred category.
     

  4. On your campaign send page, select the Template Category you would like to use. Our system will auto-cycle through the templates contained within that category.
     


3. Templates Best Practices

Benefits

  • Higher Delivery and Response Rates: Well-crafted and compliant messages are more likely to be delivered and responded to positively.
  • More Leads: Effective SMS messaging can significantly boost lead generation, resulting in more potential clients.
  • More Deals: A higher response rate leads to more qualified leads, translating into more closed deals and increased revenue.
  • Account Longevity: By following best practices and avoiding suspension, you can ensure the longevity of your SMS messaging account, fostering long-term success.

Best Practices for SMS Messaging

  • Template Rotation: Maintain a diverse pool of at least 20 templates for initial outbound/cold messages and 5 for all other categories, rotating them at least once per month to avoid triggering spam filters.
  • Pacing Messages: Send messages at a moderate pace, aiming for one message every 2-3 seconds. Rapid-fire messaging can raise red flags and lead to account suspension.
  • Monitor for Spam Alerts: Keep a close eye on spam alerts from your SMS service provider (Twilio), and monitor your Lead Sherpa dashboard. If you receive such an alert, investigate promptly and take appropriate action. Ignoring these alerts will jeopardize your account health.
  • Phone Number Rotation: Consider rotating phone numbers at least once monthly to maintain messaging effectiveness and avoid being flagged as spam.
  • Template Quality: Craft well-written, clear, and concise SMS templates that effectively convey your message without causing confusion or misunderstandings. Avoid language or content that could be flagged as spam or violate best practices.
  • Monitor Delivery Rates: Keep track of your SMS message delivery rates. A consistently low delivery rate (below 60-70%) can indicate a low-quality list of phone numbers or that your messages are being flagged as spam. Both contribute to a higher failure rate, ultimately reflecting poorly on your Twilio account.
  • Questions? Stop Messaging: If you have questions about what is happening or the alerts you are getting, please stop sending messages immediately and contact our support team for assistance.

Blocked Words/Phrases

    Carriers are always looking for common words and phrases utilized within spam messaging. The inclusion of any one or combination of the following words and phrases can result in low delivery rates. We are actively monitoring this topic, and from our compiled data, we have identified the words presented in the list below as being highly filtered.

    Please keep in mind that this list is susceptible to change over time, and language conveying similar messages as what is listed below may also flag your messages as spam.

  • #1
  • $
  • 100%
  • 100% free
  • 4U
  • Accept credit cards
  • Act now
  • Action
  • Action Now
  • Additional Income
  • All new
  • Apply Now
  • Apply Online
  • As seen on
  • Auto email remover
  • Avoid
  • Avoid bankruptcy
  • Bargain
  • Be Amazed
  • Be your own boss
  • Become a member
  • Beneficiary
  • Best price
  • Betting
  • Big buck
  • Big Bucks
  • Billions
  • Blackjack
  • Blunt
  • Bong
  • Bookie
  • Bonus
  • Bulk email
  • Call free
  • Call now
  • Can't live without
  • Cannabis
  • Cards accepted
  • Cash bonus
  • Casino
  • CBD
  • Cents on the dollar
  • Check or money order
  • Clearance
  • Click below
  • Click here
  • Compare rates
  • Consolidate debt
  • Credit card offers
  • Cure baldness
  • Cures
  • Dear friend
  • Did I reach the right person
  • Do it today
  • Do you happen to know
  • Do you know anyone
  • Don't delete
  • Don't hesitate
  • Double your
  • Double your cash
  • Double your income
  • Double your cash
  • Drastically reduced
  • Earn $
  • Earn extra cash
  • Earn extra money
  • Edibles
  • Eliminate bad credit
  • Eliminate debt
  • Expect to earn
  • Explode your business
  • Extra cash
  • Extra income
  • Fantastic deal
  • Fast cash
  • Fast cash / fast return
  • Financial freedom
  • Financially independent
  • FOMO & sense of exclusivity
  • For free
  • For instant access
  • For just $(some amount)
  • For only
  • For you
  • Free
  • Free $$$
  • Free access
  • Free consultation
  • Free info
  • Free instant
  • Free investment
  • Free leads
  • Free membership
  • Free money
  • Free offer
  • Free preview
  • Free quote
  • Free trial
  • Full refund
  • Gambling
  • Ganja
  • Get it now
  • Get out of debt
  • Get paid
  • Get started now
  • Give it away
  • Giving away
  • Great offer
  • Guarantee
  • Guaranteed
  • Hemp
  • Human growth hormone
  • If only it were that easy
  • In touch now
  • Incredible deal
  • Info you requested
  • Internet marketing
  • Investment decision
  • Jackpot
  • Join millions
  • Joint
  • Limited
  • Limited time
  • Lose weight
  • Lower interest rate
  • Lower monthly payment
  • Lower your mortgage rate
  • Lowest price
  • Make $
  • Make money
  • Marijuana
  • Mass email / SMS
  • Meet singles
  • Million dollars
  • Miracle
  • Money back
  • Money making
  • Multi-level marketing
  • New customers only
  • No BS
  • No catch
  • No cost
  • No credit check
  • No disappointment
  • No experience
  • No fees
  • No gimmick
  • No hidden
  • No hidden costs
  • No interests
  • No investment
  • No middleman
  • No obligation
  • No purchase necessary
  • No questions asked
  • No selling
  • No strings attached
  • Not sure
  • Now
  • Now only
  • Obligation
  • Odds
  • Once in lifetime
  • One hundred percent
  • One time
  • Online biz opportunity
  • Only $
  • Opportunity
  • Opt in
  • Out of the blue
  • Pennies a day
  • Pennies on the dollar
  • Poker
  • Pot
  • Potential earnings
  • Pre-approved
  • Profanity
  • Property records
  • Public records
  • Pure profit
  • Random
  • Real thing
  • Refinance
  • Refinance home
  • Reinvent yourself
  • Removes wrinkles
  • Requires initial investment
  • Reverse aging
  • Risk free
  • Roulette
  • Satisfaction guaranteed
  • Save big money
  • Save up to
  • See for yourself
  • Selling
  • Serious cash
  • Serious only
  • Shot in the dark
  • Sign up free today
  • Slots
  • Social security number
  • Sportsbook
  • Subject to cash
  • Subject to credit
  • Take action
  • Talks about hidden charges
  • Tells you it's an ad
  • The best rates
  • The following form
  • They keep your money
  • This isn't a scam
  • This isn't junk
  • This isn't spam
  • This won't last
  • THC
  • Time limited
  • Traffic
  • Unsecured credit
  • Unsecured debt
  • Unsubscribe
  • US dollars
  • Valium
  • Vape
  • Viagra
  • Vicodin
  • Wager
  • We hate spam
  • We honor all
  • Weed
  • Weight loss
  • What are you waiting for?
  • While supplies last
  • While you sleep
  • Why pay more
  • Will not believe your eyes
  • Work from home
  • Xanax
  • XXX
  • You have been selected
  • Your income


4. Enhanced Guidelines for SMS Best Practices

To make your SMS campaigns more effective and compliant with industry standards, consider these additional tips, along with specific examples and common pitfalls to avoid.


Well-Crafted SMS Templates


1. Identify Yourself Clearly: Always include the {CompanyName} merge tag to let recipients know who you are. You may also pair this with the {UserFirstName} merge tag for a personal touch. Identifying yourself builds trust and ensures compliance.

          - Example Template:

Hi {FirstName}, this is {UserFirstName} from {CompanyName}. I’m reaching out about your property at {StreetAddress}. Are you open to discussing a sale?


2. Use Specific Property Details: Mentioning the {StreetAddress} merge tag shows that your message is targeted and relevant, reducing the likelihood of being marked as spam.

          - Example Template:

Hi {FirstName}, I’m {UserFirstName} with {CompanyName}. I’m interested in your property at {StreetAddress}. Have you considered selling?


3. End with a Question: Questions encourage engagement and make it easier for recipients to respond. Always conclude your message with a question to increase reply rates.

          - Example Template:

Hi {FirstName}, this is {UserFirstName} from {CompanyName}. I’d love to talk about your property at {StreetAddress}. Would you be open to a quick call to discuss?


Common Pitfalls to Avoid


1. Avoid URLs and Spammy Language: Including links (URLs) or using overly promotional terms like "FREE," "ACT NOW," or ALL CAPS will likely trigger spam filters. Keep the tone professional yet conversational.

          - Pitfall Example:

GET CASH NOW for your property at {StreetAddress}! Visit [link] for an instant offer!!!

          - Why It’s Bad: This message uses all caps, spammy language, and includes a URL, making it non-compliant and likely to be flagged.


2. Avoid Generic or Vague Messaging: Messages without personalization or specific details appear spammy and are less likely to receive responses.

          - Pitfall Example:

Hi there! Interested in selling your property?

         - Why It’s Bad: This template lacks personalization and doesn’t build credibility by identifying the sender or property details.


3. Use Common Sense in Crafting Messages: Ensure your messages are clear, concise, and considerate. Avoid any language that could come across as aggressive or intrusive.

          - Pitfall Example:

We need your property at {StreetAddress}. Call us now to avoid missing out!

         - Why It’s Bad: This message is pushy and lacks a conversational tone, reducing its effectiveness.


By incorporating these examples and avoiding the pitfalls, you can craft effective SMS templates that maximize delivery rates, generate more leads, and maintain account longevity. Remember: clarity, personalization, and professionalism are the keys to success.


5. Templates Examples


  • Hi {FirstName}, this is {UserFirstName} from {CompanyName}. I noticed your property at {StreetAddress} and wanted to ask if you'd be open to discussing an offer. What do you think?


  • Hello {FirstName}, I’m {UserFirstName} with {CompanyName}. Are you open to chatting about your property at {StreetAddress}? Let me know!


  • Good day {FirstName}, this is {UserFirstName} from {CompanyName}. I’m interested in the property at {StreetAddress}. Could we connect to discuss options?


  • Hi {FirstName}, I hope this finds you well. My name is {UserFirstName} from {CompanyName}, and I’d love to discuss the property at {StreetAddress}. Is now a good time?


  • Hello {FirstName}, this is {UserFirstName} with {CompanyName}. I’m reaching out about {StreetAddress}. Have you considered selling? I'd love to hear your thoughts.


6. FAQs

1. What are the character Limits on Templates?

    For SMS Templates, we've implemented a maximum character length for all templates to address carrier compliance. When a message is longer than 160 characters, the text can be split into two separate messages. At this threshold, you will receive a prompt indicating that the text may be split into two messages. Also, the minimum limit is 40 characters.


2. How many templates should I have in order to avoid being flagged as SPAM?

    It's recommended to create at least 20 templates for initial outbound/cold messages and 5 required for all other categories prior to starting your campaign, and rotating them at least once per month to avoid triggering spam filters. It's important to also avoid Blocked Words/Phrases.


3. How do I know if I'm being flagged?

    If you've experienced consecutive message failures, it's possible your numbers have been flagged as spam. In such instances, we recommend you review your message templates and allow some time before attempting to send messages again. Additionally, we've implemented notifications to alert you of this issue, ensuring you can promptly take any required measures. 

    If you are unsure why your messages are failing, contact support. We will be more than happy to help you review the error on your account: support@leadsherpa.com.


4. I am receiving a lot of failed messages/alerts, and I don't know what is happening. How should I proceed?

    Stop Messaging. If you have questions about what is happening or the alerts you are getting, please stop sending messages immediately and contact our support team for help: support@leadsherpa.com.