Features
A CRM with SMS for wholesalers: two-way texting on your own numbers
Find is a CRM with SMS built in for real estate wholesalers: two-way texting on your own A2P-registered Twilio numbers, one inbox row per person, and campaigns that wait for the recipient's texting hours. A one-off automated text outside those hours is skipped, not sent late.
One inbox for every seller conversation
Every person gets one row in Find's inbox, and each of their phone numbers gets its own thread with texts, photos, calls and notes in order. Unlike a separate texting app, the conversation sits next to the deal, so whoever picks up the lead sees what was already said.
Say [Seller name] fills out your form from her cell, then calls back from her work line. She is one inbox row with two threads, one per number.
- Texts and photos. Send and receive MMS, so a seller can text you photos of the roof. Sending photos uses the S3-compatible file storage you connect.
- Calls. Click-to-call from the browser, with the call in the thread. Every call is recorded and Find does not play a recording notice, so you are responsible for any consent notice your state requires.
- Notes. Notes sit in the thread, so the next rep knows the seller's timeline before replying.
- Email. Email from your own domain (through your own Resend account) is logged to the contact and the deal.
CRM texting vs a separate SMS tool
CRM texting means texts are sent and stored inside the CRM, on the same record as the deal; a separate SMS tool sends from its own app and reaches your CRM only through an integration. Some investor CRMs work the second way: DataSift, for example, lists SMS and dialer integrations including Launch Control, Smarter Contact, smrtPhone and Kixie, and describes Kixie as logging every call and text back to DataSift (DataSift integrations, checked Oct 2026).
| Texting built into Find | Separate SMS tool plus a CRM integration | |
|---|---|---|
| Where replies live | In the person's inbox row, next to their deal, calls and notes | In the SMS tool; in the CRM only if the integration copies them |
| Opt-outs | A STOP on any of your numbers blocks texting that person from all of them | Depends on whether opt-outs sync to every tool that can text |
| Texting hours | Automated and campaign texts held to the recipient's 8am to 9pm (state cutoffs below) | Whatever the SMS tool enforces |
| Follow-up logic | A sequence can check the deal's stage before each text | Limited to the fields the integration passes across |
| Numbers and A2P 10DLC | Your own Twilio numbers; you register | Depends on the tool |
| What you pay | Find's quoted plan plus Twilio usage | The SMS tool's plan or usage plus your CRM |
Find's own CRM SMS integration is with Twilio: you connect your Twilio account and pick which numbers Find uses. To connect your other tools, Find sends signed outbound webhooks on 51 events, and Zapier connects through those webhooks (there is no native Zapier app).
A separate SMS tool can still make sense if your team only texts and tracks deals in a spreadsheet, or you already run a texting platform whose integration syncs replies and opt-outs both ways. Before you rely on one, reply STOP from a test phone to a text the SMS tool sent, confirm the CRM marks that person as opted out, then test the reverse. Our comparison of wholesaling CRMs shows which ones build texting in and which use integrations.
What to check in any texting CRM
- Whose numbers and whose registration. Are texts sent on your provider account or the vendor's, and who completes A2P 10DLC?
- Opt-outs across lines. If a seller texts STOP to one number, are your other numbers blocked too?
- Hours by the recipient's time zone. Are automated and bulk texts held to the recipient's local hours, including state cutoffs?
- Price per segment. What does one 160-character text cost, and are carrier fees added on top?
- One thread per person. Do texts, calls and notes for each number sit together?
- Exports. Can you export contacts and deals to CSV if you leave?
Bulk text campaigns to tagged lists
Find sends bulk text campaigns to a tagged list of up to 10,000 recipients per campaign. Tag contacts as they come in, or use the bulk "add to campaign" action on a Smart List, then schedule the send or send now.
- Delivery tracking shows what was delivered and what failed, and you can retry failed sends.
- An opt-out line is added for you. "Reply STOP to opt out" is appended to campaign texts that don't already explain how to opt out.
- Registration errors are explained. If Twilio rejects messages with error 30034 (traffic from an unregistered number), Find flags it and explains what it means.
- Buyers too. To send a deal to your tagged cash buyers, use "Market this deal" from a reusable template, covered on the dispositions page.
Who you include is a consent question, not a software one: campaigns are for people who opted in to hear from you. For wording, start with our wholesaling text message scripts.
Speed-to-lead and follow-up sequences
Find can automatically text new leads who gave consent, during legal texting hours, once an admin turns automated texting on. Build the rule so it fires only for leads who opted in, such as deals created from a form with consent wording. You build the follow-up in a visual automation builder with 24 triggers and 21 action types, including delay, wait and filter steps.
A simple seller sequence looks like this:
- Trigger. A new deal is created from your seller form, where the lead ticked the consent box.
- First text. Send a short reply that names you and your company and asks one question.
- Wait and filter. Wait [number] minutes, then continue only if the deal is still in your new-lead stage (move it once your team makes contact).
- Task. Create a call task for the assigned rep.
- Delay and follow up. Wait a day, then send a second text if the deal still hasn't moved.
Built as a sequence, a lead that arrives at 10pm gets the first text when the window opens the next morning. A one-off automated text fired outside the window is skipped, not delayed. Our post on speed to lead covers why the first reply matters.
Guardrails built into sending
Find applies these rules when it sends; each row says which texts it covers.
| Guardrail | What Find does | Default |
|---|---|---|
| Texting hours | Automated texts, campaign texts and manual outreach to skip-traced numbers are held to 8am to 9pm in the recipient's time zone (estimated from the area code), with an 8pm cutoff in FL, MD, WA and OK and 9am to 8pm in CT. Other state rules are not automated. | On. You can narrow the window, not widen it. |
| STOP on every line | A STOP sent to any of your numbers blocks texting that person from all of them. Plain-English opt-outs such as "stop texting me" count. | Always on |
| Unclear replies | A reply that might be an opt-out pauses automated and campaign texts to that person until someone on your team decides. | Always on |
| Automated text cap | Automated texts to one contact are capped. | 3 per 24 hours |
| Campaign spacing | Campaign texts to the same person are spaced apart. | 24 hours |
| Automated texting switch | Automated texting stays off until an admin turns it on. | Off |
| Emergency stop | Halts sending when you switch it on. | Off until you use it |
| Opt-out and do-not-contact check | Opt-outs and your internal do-not-contact list are checked before every text and call. | Always on |
| Form consent wording | On forms that show consent wording (Find's seller and buyer form templates include it), the exact wording is saved with each submission. | In seller and buyer templates |
| Skip-traced numbers | Automations and campaigns never auto-text skip-traced numbers. Numbers from an address-only trace are locked from outreach because they may not belong to the owner. | Always on |
These guardrails describe how Find behaves; they are not a compliance guarantee, because what applies to you depends on how you got consent and on your and your recipients' states. Find does not check numbers against the National Do Not Call Registry, so check the Registry and your state's rules before your team calls or texts a skip-traced number.
Your numbers, your Twilio account
Texting in Find runs on your own Twilio account and phone numbers, and Twilio bills you directly. Twilio says anyone sending texts from an application to US numbers over a 10-digit long code number must register for A2P 10DLC, which means registering a brand and a campaign (Twilio, checked Oct 2026), and you complete that A2P 10DLC registration in your Twilio account. Find does not register you. Until a number is attached to an approved campaign, Twilio blocks its texts to US numbers with error 30034 (Twilio, checked Oct 2026), and Find flags that error when it happens.
What Twilio charged for US long-code texting when we checked:
| Cost | Twilio's published price |
|---|---|
| Outbound or inbound SMS, per segment | $0.0083 (Twilio pricing, checked Oct 2026) |
| Outbound MMS, per message | $0.022 |
| Local phone number | $1.15 per month |
| Carrier fee, outbound SMS segment | $0.0035 (AT&T), $0.0045 (T-Mobile), $0.005 (Verizon) |
| A2P 10DLC brand registration | $4.50 or $46 one time, by brand type (Twilio, checked Oct 2026) |
| Campaign vetting | $15 per campaign |
| Monthly campaign fee | $1.50 to $10, by use case |
A worked month, before your Find plan and your monthly campaign fee: you send 1,000 single-segment texts, 400 to AT&T, 400 to T-Mobile and 200 to Verizon subscribers, from one local number.
| Line | Math | Cost |
|---|---|---|
| Twilio SMS price | 1,000 × $0.0083 | $8.30 |
| Carrier fees | 400 × $0.0035 + 400 × $0.0045 + 200 × $0.005 | $4.20 |
| One local number | 1 × $1.15 | $1.15 |
| Total | $13.65 |
Replies you receive are billed too: $0.0083 per segment, plus an inbound carrier fee on some networks, such as $0.0035 on AT&T and $0.0025 on T-Mobile (Twilio pricing, checked Oct 2026). Length changes the count: a text of up to 160 standard characters is one segment, but one emoji or curly quote switches it to an encoding that fits 70 characters, and longer texts split into segments of 153 or 67 characters (Twilio, checked Oct 2026). The templates on our text scripts page show a character and segment count for each message.
Twilio says its prices can change without notice, so check before you budget. Find's own plan is quoted separately; see pricing.
Several numbers, a default line per rep
You can connect several Twilio numbers to one Find account and give each rep a default line. For example, you might run one local number per market for acquisitions and a separate number your dispo manager uses with buyers. Opt-outs still follow the person, not the line.
Frequently asked questions
Do I need my own Twilio account to text from Find?
Yes. Find sends and receives texts through your own Twilio account and numbers, and Twilio bills you directly for messages, phone numbers, carrier fees and A2P 10DLC registration. You connect the account in Find and choose which of your numbers to use.
Does Find register my A2P 10DLC campaign?
No. You register your brand and campaign in your own Twilio account, and Find works with your numbers once they are registered. If Twilio blocks a text because the number isn't registered (error 30034), Find flags the error and explains what it means.
Will Find automatically text skip-traced numbers?
No. Find's automations and campaigns never auto-text skip-traced numbers, and numbers from an address-only trace are locked from outreach because they may not belong to the owner. Find does not check numbers against the National Do Not Call Registry, so check the Registry and your state's rules before your team calls or texts.
How much does SMS marketing cost?
Expect four costs: your provider's price per message segment, a per-message carrier fee, a monthly fee for each phone number, and A2P 10DLC registration fees (one-time brand and vetting fees plus a monthly campaign fee). Twilio publishes its US rates on its SMS pricing page, and the figures we checked in October 2026 are listed on this page. Find's own plan is quoted separately.
Is there a free CRM with SMS?
A CRM plan can be free, but the texts still cost money: Twilio, for example, charges per message segment, US carriers add a fee per message, and A2P 10DLC registration has its own fees. Find isn't free either; its one plan is quoted on a call, and Twilio bills you directly for texting.