Everything on this page comes from public records you can verify yourself — one client's five-county audit, published end to end, the same weekly deed check every client gets. And at the bottom: the claims we won't make yet, and why.
Most mail vendors quote response rates. A ringing phone isn't a recorded deed — so every week we check the people we mailed against the county's recorded investor sales. Vendors call the multiple "lift." Here's ours at its simplest — one county from that audit, over twelve weeks. If that multiple drops, our scoring needs work. That's the deal.
Jackson County, MO · 12 steady-state weeks · recorded deeds · the same comparison for all five counties is in the table below
| County | Investor sales in window | We tagged before sale | Coverage | Lift |
|---|---|---|---|---|
| Jackson, MO | 497 | 77 | 39.4% | 2.83x |
| Johnson, KS | 218 | 46 | 49.1% | 2.24x |
| Clay, MO | 91 | 35 | 62.6% | 1.95x |
| Platte, MO | 31 | 18 | 61.3% | 1.79x |
| Wyandotte, KS | 118 | 55 | 64.4% | 1.51x |
| Across all five counties · 955 investor sales · 231 tagged before sale · avg 2.06x | ||||
Window: Jan 21 – Apr 13, 2026 · Recorded deeds · Every one verifiable · Want us to pull a county for you? Ask.
Jackson at 2.83x is our high-water mark, not our average. The range across the five counties was 1.51x–2.83x, average 2.06x. We show you all five because cherry-picking is the move we're positioned against.
6–12 steady-state weeks per county (full 5,000-record weekly downloads, ramp-up excluded). We take the universe of properties in each county carrying any distress signal we track, mail the ones our scoring ranks highest within the client's budget, then check recorded deeds after the window. Lift = (investor-sale rate among properties we targeted) ÷ (investor-sale rate among random properties from the same universe and window). No models, no projections — deeds.
The 231 properties that were on a client's ranked list before they showed up as recorded investor sales. Filterable by county and lane. Street numbers are partially redacted out of respect for the sellers — the records are public if you want to verify any of them.
| Address | City | County | Lane | Signals | First on our list | Sale recorded |
|---|
231 recorded transactions · window Jan 21 – Apr 13, 2026 · full records are public — ask and we'll walk you through any of them.
| Lane | Hits | Share | Signals |
|---|---|---|---|
| Blitz | 42 | 18.2% | pre-foreclosure, tax delinquent |
| Chase | 82 | 35.5% | probate, code violations, tax-delinquency activity |
| Nurture | 107 | 46.3% | absentee, free-and-clear, age 80–89 |
Nurture leads — the absentee and free-and-clear owners every call shop and most mail operators dismiss as "low urgency" — produced almost half the conversions. If you only mailed urgent distress, you'd miss roughly 82% of the investor sales we tagged. It's why the system runs all three lanes on three different rhythms instead of blasting one list one way.
Almost every data tool — PropStream, BatchLeads, the premium services — licenses county records from First American on a delay. We pulled an audit: First American's freshest indexed data, county by county, against what was physically on file at the courthouse the same day. Some counties they have same-day. Some are over three months stale. Average across the counties we measured: about 14 days. We're not going to pretend the gap is uniform — in some counties it barely exists. We can tell you exactly where your county lands before you sign anything.
| Variance vs. the courthouse | Which counties land here |
|---|---|
| Same day or within a few days | A small number of counties — usually large urban, with strong courthouse digital integration. |
| 1–2 weeks behind | The most common bucket. Mid-tier metros, average-staffed clerk's office. |
| 3–6 weeks behind | Rural and smaller counties. The clerk uploads in batches. |
| 6 weeks to 3+ months behind | Worst-case counties. Often counties without modernized digital systems. |
First American's freshest indexed records vs. same-day courthouse files · audited county by county · average across counties measured: ~14 days
Lift and coverage pull against each other. We could tag nearly every investor sale in a county — by mailing most of the county, on your budget. Our job is the opposite: concentrate your dollars on the owners most likely to sell, mail enough of them to matter, and let the long shots go. You can see the dial working in the table above — Jackson, our highest lift at 2.83x, is our lowest coverage at 39.4%; Wyandotte, our highest coverage at 64.4%, is our lowest lift at 1.51x. That spread — 1.51x–2.83x — is the dial, not noise. Part of the gap is real, though: some sellers never throw a signal we track, and no budget reaches them. Six years and 1,000+ investors in, this is the first analysis we've published with the full receipts — we're running the same audit in new metros and we'll publish what we find either way. We'll show you your county's numbers before you sign.
— Josh Miller, founder
Publishing limits is the cheapest trust signal there is, which is why nobody does it. Here's ours.
"You'll close X deals in Y days."
We don't have a clean dataset of client deal closings attributable to our mail yet. We're building it from current clients. Until it exists, we talk about lift on recorded investor sales, not your deal count.
"This lift replicates in every county."
Five Kansas City–area counties is a real sample, not a national one. We're expanding the analysis to new metros and we'll publish what we find either way.
"Our data is fresher than theirs in your county."
Sometimes it isn't; some counties First American has same-day. We'll look up your county and tell you the truth before you pay us.
"Our churn rate is X%."
We don't track churn cohorts cleanly enough to quote a number we'd defend. What we can defend: clients stay 7x the industry average, with no contract holding them.
When we have the data, it shows up here first.
Most of the investors below aren't the 8-to-25-deal-a-year operator we built this for — Levi was brand new, Brian's a 14-year veteran, Daniel and GreenMT have been with us since the early days. We're recording interviews with operators in the middle right now. Until then, the deeds above are the testimony.
Levi Upp
Brand-new investor · 2 deals under contract in month one
"I've been doing this for maybe a little over a month and I've already put two deals under contract. I got really lucky in the beginning finding something like this and I couldn't see myself using anything else."Watch on YouTube →
Ryan Z.
Phoenix, AZ · First contract in 2.5 weeks · $10,000 check in hand within 30 days
"I got my first deal under contract in two and a half weeks after using GoForClose and then closed in a month and had a ten thousand dollar check in my hand. I wouldn't have been able to do that without GoForClose."Watch on YouTube →
Brian Campbell
14-year veteran · Des Moines & Mason City, IA
"What Josh has created is a marketing machine on steroids. The support that they provide is phenomenal. I wouldn't hesitate to become involved with GoForClose. It will provide a boost to your business and I highly recommend it."Watch on YouTube →
Daniel Ackerman
Client since 2019 · 5 deals in first 3 months
"The biggest difference is the data. It's just better — and that translates directly into real deals. I don't have to think about marketing anymore — it just works. If you're serious about this business, GoForClose is a no-brainer."
GreenMT Real Estate
Des Moines, IA · Client 5+ years
"Love GoForClose. There's a reason we've been with them for over 5 years."
Matt Johnson
Salt Lake City, UT
"We put under contract a flip that will bring us close to $100K profit from one of our mailers. The callers also have been very productive. Super excited about where this is going."
His flip, his numbers — not a typical outcome.
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