DSCR (Debt Service Coverage Ratio) loans are ideal for real estate investors who want approval based on cash flow—not traditional income verification. But attracting the right investor leads for this niche product takes more than just targeting—it takes clear messaging, tight segmentation, and a seamless funnel. In this project for Flip Funding, I used Meta Ads to generate 92 leads in two weeks, resulting in 24 booked calls and a 32.74% landing page conversion rate, all at a cost of just $16.54 per lead.
🎯 The Objective
Flip Funding wanted to reach real estate investors actively seeking DSCR loans—typically rental property owners or portfolio builders—who preferred asset-based lending over W-2 income verification. The goal: generate quality leads and get them on a consultation call.
💡 My Campaign Strategy
Platform: Meta (Facebook + Instagram)
Funnel Flow: Ad → Landing Page → GHL Booking Page → Email Nurture (for non-bookers)
Targeting:
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Interest-based and behavioral segments (Zillow, BiggerPockets, real estate investing)
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Custom audiences based on client CRM data
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Lookalikes of previous converters
Ad Focus:
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Hook: “Get Approved Based on Property Cash Flow—Not Your W-2”
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Emphasis on no income docs, fast closings, and suitability for rental properties
📊 Funnel Performance Breakdown
| Metric | Value |
|---|---|
| Cost Per Lead | $15.10 |
| Leads Generated | 89 |
| Booked Calls | 24 |
| Landing Page Conversion Rate | 33.46% |
| Campaign Duration | 2 weeks |
The remaining leads were enrolled in an automated email sequence to re-engage them and nudge toward scheduling a free consultation.
🧪 Optimization Highlights
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Paused underperforming creatives and scaled the top ad sets based on CTR and CPL
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A/B tested headlines (“No Income Docs Needed” vs “Cash Flow Is Your Approval”)
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Retargeted landing page visitors who didn’t convert within 48 hours
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Monitored GA4 events and GHL form submissions to identify drop-off points
🛠️ Tools I Used
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Meta Ads Manager (segmentation, A/B testing, reporting)
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WordPress + Elementor (landing page build)
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GoHighLevel CRM (appointment tracking + email nurture)
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Google Tag Manager + GA4 (form submission and conversion tracking)
💬 Client Outcome
The client reported that these were some of the most qualified DSCR leads they’ve seen—many had multiple properties and understood the product well. With the email follow-up still running, the conversion numbers are expected to climb even higher.
🔑 Key Takeaways
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DSCR loans require investor education—simple, bold messaging worked best
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The right mix of custom audience + lookalikes was critical for quality traffic
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Warm nurture sequences helped re-engage non-converters without spending more ad budget
Call to Action:
Need more booked calls from serious real estate investors? I’ll help you build a high-converting funnel that turns ad clicks into conversations. Let’s connect.