Wow..been a while since I've posted.  Yes.. I know all of you have been devastated by that.  (Bill who?) 

 Since my last post (the end of May) we have  successfully rolled out RentSentinel, LevelOne,  Online Payment Portal (Custom made), and      our online applications (custom made).  One  thing that can be said about AIM is that it sure  ramped up my motivational level.  But I digress.  That isn't why you're here.  Here are 5 things you  can do right NOW to get yourself some more  phone calls and emails.

1) Craigslist, Craigslist, Craigslist

 If you aren't using craigslist or don't have a gameplan in place, then you are missing out.  Craigslist is our number one source for leads.  I am not sure I can explain its allure (I mean seriously...it's very ugly) but it works.  Period.  As I said above we use RentSentinel to drive our ads.  You don't have to do that (although it's recommended; the analytics are excellent), you can just simply post.  But post ... and post often. Postlets, and SmileBox are two good sites which provide templates and are free.  Here on the east coast we have found that a barebones, template-less ad works best.  It's up to you to figure out what is best where you are.

 2) Clean up those ILS's

3) Google Organic Yourself

A good way to figure out where you stand when people type in "Apartments Baltimore MD" or "Townhomes Jacksonville FL" is to see what comes up when you enter it.  Choose a troubled Property location, and enter it into Google.  Go ahead.. try it now.. I can wait.............   Did you pay close attention to what is showing up organically?  If it's that troubled property than move on to #4.  (GOOD JOB!) If not... MAKE SURE YOU'RE RELEVANT PROPERTIES ARE LISTED THERE.  There might be some websites that you've never heard of.  (I ran into that with a Jacksonville property)  Not all of them are free but it's worth a look.  On a side note we tried Google AdWords.  I am not saying it didn't work at all but the cost per lease didn't make it cost effective.  Curious to hear the success rate from other people using it.

 4) Resident Referrals ... 'here's your sign'?

We know that resident referrals can drive good leads.  Why?  Cash.  There's no powerful motivator like the almighty dollar.  I'm sure those properties that offer it have signage in the office.  But do you have them around your property?  Maybe some Burma Shave style signs at your exit?  "Don't" "Forget to" "Refer Your" "Resident Today"  Corny?  Sure... but I hope it gets you thinkin'.  Do you have resident email addresses?  Are you allowed to send them correspondence?  If so ... an email blast wouldn't hurt either. 

5) Live website Chat.

It's cheap.  And it works.  Internally we have someone handle our FIRST responder emails.  This individual also chats with people sitting on our website.  As much as we love shopping on the internet, sometimes we have a question that can't be answered by a FAQ or a forum.  We want answers from someone real.  Need some ideas of companies that do this?  I know of two but I am sure there are more out there.  ActivSalesAgent is one and LivePerson (currently we use this one) is another.  You'll be amazed at how many people are actually ON your website, how many people want nothing to do with you (lots but don't be discouraged), and also how many will use the service and eventually move in.  

Hope you enjoyed my Top 5.  What would you add or take away from this list?  Would love to hear your comments... 

Oh yeah and thanks to FreeDigitalPhotos.net for the Photo.