Database Building: Mets and Haven't Mets

Database Building: Mets and Haven't Mets

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Chapter: Database Building: Mets and Haven’t Mets

Introduction

This chapter delves into the fundamental principles behind building a robust and effective database for lead generation, focusing on the crucial distinction between “Mets” (individuals you have already met) and “Haven’t Mets” (those you have not yet encountered). We will examine the scientific underpinnings of relationship building and marketing strategies tailored to each category, ultimately providing a framework for maximizing lead conversion and business growth.

1. The Science of Social Networks and Lead Generation

At its core, lead generation leverages principles from social network theory, diffusion of innovation, and behavioral economics. A database acts as a representation of your potential social network and its influence.

  • Social Network Theory: This theory posits that social connections have a direct impact on influence and information dissemination. The strength of ties (Granovetter, 1973) within your network plays a key role:

    • Strong Ties: Close friends and family provide trust and validation.
    • Weak Ties: Acquaintances can bridge diverse social groups and offer novel information.

    Mathematical representation of network density:

    Where:
    * $D$ = Network Density
    * $E$ = Number of Edges (Connections) in the network
    * $N$ = Number of Nodes (People) in the network

    A denser network, ceteris paribus, is associated with greater trust and faster information flow but may lack diversity.

  • Diffusion of Innovation: This theory explains how new ideas and products spread through a social system (Rogers, 2003). Understanding adopter categories (innovators, early adopters, early majority, late majority, laggards) helps tailor marketing messages and channels.

  • Behavioral Economics: Principles such as reciprocity, scarcity, and social proof influence decision-making. Leveraging these principles can increase lead conversion rates.

2. Defining Mets and Haven’t Mets: A Scientific Perspective

The categorization of contacts into “Mets” and “Haven’t Mets” is more than just a convenient label; it reflects distinct stages of relationship development and necessitates different engagement strategies.

  • Haven’t Mets (Cold Contacts): These individuals represent a blank slate. Engaging them requires awareness-building strategies and overcoming initial barriers to trust.

    • Example: Geographic farming involves systematically contacting residents in a specific area.
    • Scientific Principle: Mere-exposure effect (Zajonc, 1968) suggests that repeated exposure to a stimulus (e.g., your brand) increases liking.
  • Mets (Warm Contacts): These individuals have some level of familiarity with you, even if it’s just a brief encounter. Leveraging existing relationships is crucial.

    • Subcategories (as defined in the PDF): Network Group, Allied Resources, Advocates, Core Advocates. These subcategories reflect levels of engagement and potential influence.
    • Scientific Principle: Cognitive consistency theories (e.g., Heider’s balance theory) suggest that people strive for consistency in their attitudes and behaviors. Building a positive initial impression is vital for fostering long-term relationships.

3. Tailored Engagement Strategies: A/B Testing and Optimization

The optimal communication strategy differs significantly for Mets and Haven’t Mets. Rigorous testing is essential to determine the most effective approaches.

  • Haven’t Mets: Focus on establishing credibility and offering value.

    • Messaging: Introductions, educational content, special offers.
    • Channels: Direct mail, targeted online advertising, community events.
    • A/B Testing Example:

      • Hypothesis: A postcard featuring local market statistics will generate a higher response rate than a generic introductory letter.
      • Experiment: Randomly assign 500 Haven’t Mets to receive the postcard and 500 to receive the letter.
      • Metric: Response rate (number of individuals who contact you after receiving the communication).
      • Statistical Analysis: Chi-squared test to determine if the difference in response rates is statistically significant.

      Where:
      * $\chi^2$ = Chi-squared test statistic
      * $O_i$ = Observed frequency of category i
      * $E_i$ = Expected frequency of category i

  • Mets: Nurture existing relationships and solicit referrals.

    • Messaging: Personalized updates, requests for feedback, invitations to events, referral requests.
    • Channels: Email, phone calls, social media engagement, in-person meetings.
    • Experiment: Measure the impact of different communication frequencies on referral rates.

      • Groups: Divide Mets into 3 groups: Monthly newsletter, quarterly phone call, monthly newsletter + quarterly phone call.
      • Metric: Number of referrals received from each group over a 6-month period.

4. Mathematical Modeling of Lead Conversion

A simplified model can help illustrate the potential impact of Mets and Haven’t Mets on overall sales.

  • Variables:

    • NM = Number of Mets in Database
    • NH = Number of Haven’t Mets in Database
    • CM = Conversion Rate for Mets (e.g., 2 sales per 12 contacts = 0.167)
    • CH = Conversion Rate for Haven’t Mets (e.g., 1 sale per 50 contacts = 0.02)
  • Equation:

    Total Sales = (NM * CM) + (NH * CH)

    Example:
    If you have: NM = 200 and NH = 1000
    Then Total Sales = (200 * 0.167) + (1000 * 0.02) = 33.4 + 20 = 53.4 (approximately 53 sales)

This model is a simplification, but it highlights that increasing the number of contacts or improving conversion rates in either category will increase total sales.

5. Ethical Considerations and Data Privacy

It is essential to adhere to ethical marketing practices and data privacy regulations. Obtain consent before adding individuals to your database and provide a clear opt-out mechanism. Misleading or aggressive marketing tactics can damage your reputation and undermine long-term success.

Conclusion

Building a successful lead generation database requires a strategic approach grounded in scientific principles. By understanding the distinct characteristics of Mets and Haven’t Mets and tailoring engagement strategies accordingly, you can maximize lead conversion and achieve sustainable business growth. Remember that continuous testing and optimization are crucial for adapting to evolving market conditions and refining your approach.

References

  • Granovetter, M. S. (1973). The strength of weak ties. American Journal of Sociology, 78(6), 1360-1380.
  • Rogers, E. M. (2003). Diffusion of innovations (5th ed.). Free Press.
  • Zajonc, R. B. (1968). Attitudinal effects of mere exposure. Journal of Personality and Social Psychology, 9(2, Pt. 2), 1-27.

Chapter Summary

Scientific Summary: Database Building - Mets and Haven’t Mets

This chapter, “Database Building: Mets and Haven’t Mets,” from the “Lead Generation Mastery” training course focuses on the crucial role of database construction in successful lead generation for real estate professionals. It categorizes potential contacts into two fundamental groups: “Haven’t Mets” and “Mets,” providing a framework for targeted lead generation strategies.

Key Scientific Points & Definitions:

  • Haven’t Mets: Individuals the agent has not met, either in person or by phone, and who are generally unaware of the agent. This category is further subdivided into:
    • General Public: The broadest, untargeted audience.
    • Target Group: Specific demographic or geographic groups that the agent proactively targets but hasn’t yet established personal contact with. (e.g., geographic farm).
  • Mets: Individuals the agent has met, creating a basic level of familiarity and potential for future business. This category is further refined into inner circles based on the strength and type of relationship:
    • Network Group: Individuals who know the agent and who might do business with them.
    • Allied Resources: Real estate-related professionals (e.g., mortgage lenders, title companies) who can provide referrals or direct business.
    • Advocates: Past clients or contacts who actively refer new business to the agent due to positive experiences.
    • Core Advocates: High-value advocates who are well-connected and consistently generate a stream of qualified leads (e.g., business owners, executives).

Conclusions & Implications:

  • Database Size Matters: The chapter emphasizes a direct correlation between database size and the agent’s business success. A larger, high-quality database increases the potential for repeat, referral, and new business.
  • Targeted Strategies: The categorization into “Mets” and “Haven’t Mets” allows for the development of tailored marketing and communication strategies. “Mets” are more likely to generate repeat and referral business through consistent engagement. “Haven’t Mets” primarily contribute to new business acquisition through targeted marketing efforts (e.g., direct mail).
  • Conversion Rates: The course suggests different conversion rates for Mets and Haven’t Mets. Converting Mets to clients requires a strong systematic approach and communication plan. Converting Haven’t Mets to clients requires a different system approach than Mets.
  • Database as an Asset: The chapter highlights that a well-maintained database is not just a list of contacts but a valuable business asset, similar to the client base of other service professionals.
  • Cultivating Advocates: The framework emphasizes the importance of nurturing relationships to move contacts from “Haven’t Mets” and “Mets” to “Advocates” and “Core Advocates,” leveraging the 80/20 principle.
  • Systematic Approach: Building and maintaining a database requires a systematic approach to daily lead generation, data entry, and consistent communication to build long-term relationships. The training advocates for entering 10 new contacts per day into the database.

Overall, the chapter provides a scientifically-backed framework for lead generation by emphasizing the importance of building a comprehensive and well-categorized database, fostering relationships with contacts, and implementing targeted strategies based on their “Met” or “Haven’t Met” status.

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