Your playbook
Three sections. Read all of them before you start posting. Refer back when you're not sure what to do.
Section 1
Marketplace is your highest-volume channel. You'll pick available rooms from RoostUp's internal listings page, then build a Facebook Marketplace post for each one using the listing's photos and copy. Aim to keep 4-6 active listings up at all times — Marketplace listings expire and rotate down the feed, so refresh and re-post regularly.
Full walkthrough
How to build a Marketplace post →
A 7-step walkthrough — picking a property, grabbing the copy and photos, writing the post (yourself or with ChatGPT), filling out Facebook's form field-by-field, and a good-post vs. bad-post comparison. Read this before your first post.
Quick rules to remember:
Why we don't put the referral link in the listing
Facebook Marketplace's algorithm de-prioritizes posts with external links — your listing will get less reach. Worse, posts that look like they're driving traffic to a third-party platform sometimes get flagged or removed under Marketplace's housing policies. The DM-first approach gets you more visibility AND higher conversion: prospects who DM you are more invested than prospects who click a link. Use the listing to spark a DM, then capture the lead through conversation.
What to expect on response volume and conversion:
Follow-ups matter:
If a prospect goes cold after showing interest, send a single friendly follow-up 24-48 hours later. Something like "Hey, just circling back — the [neighborhood] room is still available if you want to grab a tour time." Don't pester them after that, but one nudge often resurfaces 10-15% of stalled conversations. Stale conversations rarely come back on their own.
Groups are where motivated movers post that they're looking. Your job is to monitor relevant groups, find people who match RoostUp's offering, and DM them.
Groups to join and monitor:
What to look for:
Posting cadence: Don't spam the group with RoostUp listings — most housing groups ban that. Instead, comment on individual posts where there's a fit, then DM the person privately. Most groups allow that.
Ground rule
Always read each group's posting rules before joining. Some groups ban any commercial/realtor posts. Respect those rules — getting banned from a group kills that channel for you AND every other RoostUp rep.
Section 2
Below are scripts you can copy and adapt. Customize the bracketed parts for each conversation. Don't send them verbatim — sound like a real person, not a copy-paste machine.
Hey [name] — saw your post about looking for a place in [neighborhood] for [move date]. I'm a rep with RoostUp, a coliving company with 450+ furnished rooms across Boston, Cambridge, and Somerville. Sounds like there might be a fit — interested in hearing what's available?
Hey [name] — thanks for reaching out about the [neighborhood] listing. To make sure this is a good fit, a few quick questions:
1) When are you looking to move in?
2) What's your budget range?
3) Are you open to a private bedroom in a shared apartment with other young professionals (RoostUp's coliving model), or are you only looking for studios/whole units?
Quick context: RoostUp is a furnished coliving operator. You get your own private bedroom, share common spaces (kitchen, living room) with 2-4 other tenants, and everything's furnished with utilities and cleaning included. Lots of folks find it perfect; some people prefer their own place. Happy to figure out together.
This is the single biggest lever for your earnings. When a DM conversation is going well, do not just send the prospect your referral link and ask them to fill it out themselves. Instead, gather their info in the DM and submit the form on their behalf.
Why this matters: Prospects who fill out their own form drop off at high rates — they get distracted, second-guess themselves, or never get around to it. Prospects whose info you enter while they're still engaged with you in DM are dramatically more likely to actually take a tour, which means much higher odds you earn the showing bonus. The base retainer is steady — but the real money is in showings, and the path to a showing starts with a captured lead.
Sending the referral link is fine when someone in a Group post is asking casual info questions or explicitly wants to "look around" first. But when there's an active DM conversation with a real prospect — capture them.
The workflow:
reps.roostupcoliving.com/referral/?referrer=YOUR-NAMENote: after you submit the form, the page will redirect to a Calendly booking tab — that's there for prospects who submit their own form. When YOU submit on a prospect's behalf, you can just close that tab. The leasing team gets the lead email and will reach out to the prospect directly to schedule the tour.
DM closer — gathering the data
Sounds like a fit. Let me get you in front of our leasing team so they can set up a tour and walk through the specifics. I just need a few quick things from you:
- Full name
- Best email
- Best phone number
I'll send the rest over right now and you should hear from them today or tomorrow with tour times.
After you've submitted the form
You're all set — I sent your info over to our leasing team and they'll reach out shortly to confirm a tour time. If you've got any questions in the meantime, just hit me back here.
Response speed is everything
The faster you respond to a DM, the more likely you are to capture the lead before they shop other listings. Aim to reply within an hour during waking hours — never longer than 4 hours. Cold conversations rarely come back.
"How much is it?"
Pricing depends on the specific room and neighborhood. The best way to see current pricing and availability is to check RoostUp.com directly, or our leasing team will walk you through everything on the virtual tour. Generally rooms run from [$X to $Y] per month, all-in (rent + utilities + furnished).
"What's coliving?"
It's a way of living where you get your own private bedroom but share common spaces (kitchen, living room, sometimes bathroom) with other tenants in the apartment. RoostUp does fully furnished rooms so you don't have to move furniture, and utilities are included. Most of our tenants are young professionals and grad students in their 20s.
"Can I see it in person?"
Our standard tour is a 15-minute live video walkthrough — same as in-person but more efficient. Our leasing team can show you the unit, answer questions in real time, and you can do it from wherever you are. If you want to do a physical visit after that, we can usually arrange one.
"How many roommates?"
Depends on the specific unit — typically 2-4 other tenants. Our leasing team can tell you exactly how many for the unit you're looking at on the tour.
"Can my partner and I share a room?"
RoostUp's standard occupancy is one person per bedroom — we don't lease rooms to multiple occupants. If you and your partner both want to live with us, you'd each lease your own bedroom. The leasing team can walk you through if that works for your situation.
When you don't know
Don't make stuff up. If a prospect asks something you don't know — specific availability, exact pricing, lease specifics, anything — say "Great question, the leasing team can answer that exactly on the tour. Want me to get them in touch with you?" Then submit the lead. Making up details that turn out to be wrong burns trust and burns the deal.
Section 3
Read this section twice. Violating Fair Housing law is the only thing in this program that gets you immediately terminated — and it can create legal trouble for both you and RoostUp.
Federal and Massachusetts Fair Housing laws prohibit discrimination in housing based on certain protected characteristics. As a rep representing RoostUp, you are subject to these laws. The protected classes are:
Do not use targeting/preference language in listings or messages
All these are illegal in housing advertising, even if you mean them positively:
❌ Do not say:
Why this matters even if it sounds harmless: Fair Housing law looks at the effect of the language, not the intent. Saying "perfect for single professionals" implies you wouldn't rent to families, which is illegal even if no one was actually turned away.
Do not ask prospects about their protected characteristics
Do not misrepresent RoostUp properties
Do not act on behalf of RoostUp beyond your role
If you accidentally use problematic language or get a complaint, tell Mario immediately. We can usually correct course quickly — the worst thing is to hide it and let it escalate. Honesty about a mistake is forgivable. Repeating the same mistake after being told isn't.
Bottom line
Fair Housing isn't just a rule — it's the law, and it's a real legal risk for both you and RoostUp if violated. Take it seriously. When in doubt, ask. If you're not sure, default to "the leasing team can answer that exactly."
Read it all? Grab your referral link and get to work.
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