SMS Guide: Setting up your Twilio account

Bella Santana

Updated September 14, 2026 21:14

How to Submit Your A2P 10DLC Campaign Registration in Twilio

In this guide, we'll walk you through setting up your Twilio account. This article series will provide the step-by-step instructions and resources needed to leverage Twilio's capabilities and maximize Lead Sherpa's potential for your business.

Resources

Part 1

→ How to Apply for an EIN (IRS)

→ How to set up a website (Youtube)

→ How to create a Twilio account and integrate Twilio into Lead Sherpa

→ A2P 10DLC Campaign Approval Requirements (Twilio)

→ Twilio Page to Buy Numbers

Part 2

→ I already have a Twilio account. How do I integrate it with Lead Sherpa?

→ SMS Guide: Part 2 - Integrating Twilio with Lead Sherpa

→ Attaching your 10 DLC Campaign to Numbers in Twilio

1. Applying for an EIN

Why do I need an EIN to send messages?

An Employer Identification Number (EIN) is like a social security number but for a business. It is important for businesses to handle taxes, hire employees, open bank accounts, build credit, and comply with legal requirements.

To send messages, you need to be 10DLC-approved, and to request a 10DLC, you need to have an EIN. 10DLC (10-Digit Long Code) is a messaging system used to send application-to-person (A2P) messages via standard phone numbers. These messages are often used for marketing, notifications, and other types of communication between businesses and their customers. An EIN (Employer Identification Number) is required for 10DLC registration for a few reasons:

1. Business Identification: Just like how an EIN identifies a business for tax purposes, it also serves to identify the business when it engages in communication activities, including A2P messaging via 10DLC. This helps ensure accountability and traceability in messaging, which is important for regulatory compliance and maintaining trust between businesses and consumers.

2. Regulatory Compliance: In the United States, regulatory bodies such as the Federal Communications Commission (FCC) and the Cellular Telecommunications Industry Association (CTIA) oversee messaging practices to protect consumers from spam, fraud, and abuse. Requiring businesses to provide their EIN helps these regulatory bodies verify the legitimacy of businesses engaging in A2P messaging and enforce compliance with relevant rules and regulations.

3. Trust and Accountability: Providing an EIN adds a layer of trust and accountability to the messaging ecosystem. It allows messaging providers and carriers to verify the identity and legitimacy of businesses sending A2P messages, which helps maintain the integrity of the messaging channel and protects consumers from unwanted or malicious communications.

How to apply?

Step 1: Determine your eligibility

If your principal business is located in the United States or its territories, you may apply for an EIN online.
The person applying online must have a valid Taxpayer Identification Number (SSN, ITIN, EIN).
You are limited to one EIN per responsible party per day.
The "responsible party" is the person who ultimately owns or controls the entity or who exercises ultimate effective control over the entity. Unless the applicant is a government entity, the responsible party must be an individual (i.e., a natural person), not an entity.

Step 2: Understand the online application

You must complete the application in one session, as you will not be able to save and return at a later time.
Your session will expire after 15 minutes of inactivity, and you will need to start over.

Step 3: Submit your application

Apply here: https://sa.www4.irs.gov/modiein/individual/index.jsp
After all validations are done, you will get your EIN immediately upon completion. You can then download, save, and print your EIN confirmation notice.

2. How to set up a website

Why do I need a website?

In order to request your campaign to be 10DLC approved, a website with a clear description of what you do (purchase homes), an opt-in form requiring name, property address, phone number, and a checkbox that must be checked by the user, indicating their consent to be messaged are needed.

Setting your website up

Step 1: Get a Domain.

Step 2: Create a website that reflects your real estate investing business.

Here is a video tutorial that could be useful: How To Create A Business Website

Step 3: Things you need on your Website:

The website must be live and clearly describe your business activities (e.g., purchasing homes).
It must include an opt-in form that collects the user’s name, property address, and phone number, along with two checkboxes for users to consent to receive messages.
- Here is the language for each checkbox:
  - Informational Consent: "I consent to receive informational SMS messages from [COMPANY NAME]. Message frequency may vary. Message and data rates may apply. Reply STOP to unsubscribe, HELP for help. See our TERMS and PRIVACY POLICY. We do not share or sell your mobile number or consent. Consent is not a condition of purchase."
  - Transactional Consent: "I consent to receive transactional SMS messages from [COMPANY NAME]. Message frequency may vary. Message and data rates may apply. Reply STOP to unsubscribe, HELP for help. See our TERMS and PRIVACY POLICY. We do not share or sell your mobile number or consent. Consent is not a condition of purchase."
- Please ensure that none of the checkboxes are required to submit the form.
Add disclaimer language under your opt-in form. Our recommended language for collecting opt-in is:
- "Messages are not sent just for submitting a contact form. The consent must be checked to opt-in. By submitting this form, you may choose to consent to receive informational text messages and calls from [COMPANY NAME] related to your inquiry and property details, such as updates or responses to your request. If you separately opt in to marketing communications, you consent to receive marketing and promotional text messages, calls, and emails from [COMPANY NAME] about offers and services. Messages may be sent using automated technology. Message frequency may vary. Message and data rates may apply. You may opt out at any time by replying STOP or request assistance by replying HELP. Consent is not a condition of purchase."
Privacy Policy Page
- Ensure this page is live and accessible.
- Include a statement like:
  - “No mobile information will be shared with third parties/affiliates for marketing/promotional purposes. All other categories exclude text messaging originator opt-in data and consent; this information will not be shared with any third parties.”
Terms & Conditions Page
- Ensure this page is live and accessible.

3. Creating a Twilio Account and a 10DLC Campaign

Prerequisites:

You have established a business entity with an EIN and have the exact, accurate business name, address, and entity type available. More information on how to do that can be found here: How to Apply for an EIN
You have published a website with a clear description of what you do (purchase homes) and an opt-in form requiring name, property address, phone number, and a checkbox that must be checked by the user, indicating their consent to be messaged.
Required information for United States A2P 10DLC registration:
- Business Information:
  - Business Name
  - Physical Address (Street, City, State/Province/Region, Postal Code, Country)
  - Business Identity (Direct Customer or ISV/Reseller/Partner)
  - Business Type (Sole Proprietorship/Partnership/Corporation /Co-Operative/LLC/Non-Profit)
  - Company Status (Private/Public)
    - Stock Ticker & Exchange (if Public)
  - Business Registration Number & Type (EIN for US-based companies, other business identifier for non-US
  - companies)
  - Industry
  - Website
  - Regions of Operations
- Points of Contact - One or more authorized representatives with the following info:
  - Name
  - Email
  - Title
  - Phone Number
  - Job Position (Director/VP/GM/General Counsel/CEO/CFO)

Steps:

Create a Twilio account by going to https://www.twilio.com/login. Once you have your account set up with them, go to Communications → Messaging → Trust & Compliance → Create A2P Brand and follow the instructions on your screen.

After your Brand is approved, click on the tab "A2P Campaigns" and click on Create Campaign. There you will be able to fill the form with the following information:

Opt-in

For the website-based opt-in workflow used in this guide, leave both the Opt-In Keywords and Opt-In Message fields blank. Twilio defines Opt-In Keywords as words a consumer can text to a Twilio number to enroll in the messaging program, and the Opt-In Message as the automated reply sent after that keyword-based enrollment.

Because consent in this workflow is collected on the website, not by text message, these fields should remain blank. Only complete them if the business genuinely supports SMS keyword opt-in and that method is also described in the Recipient consent / Message flow section. Important: START may be recognized by Twilio as an opt-in or re-subscribe keyword after a consumer previously replied STOP, depending on the Messaging Service configuration. That is different from using START as the campaign's initial opt-in method. Do not enter START here solely because it can restore messaging after an opt-out.

Opt-in keywords (website-only flow)

Leave blank for this website-only opt-in workflow. Only enter keywords if consumers can actually text a word to your Twilio number to enroll in the messaging program.

Opt-in message (website-only flow)

Leave blank for this website-only opt-in workflow. This field is only for the automated reply sent after a consumer opts in by texting a keyword.

Select the use case

Under Use case, select:

Low Volume Mixed

Use this option for a low-volume real estate campaign that includes a mix of inquiry follow-up, scheduling, requested information, and other conversational messages.

Campaign description

Twilio asks for a clear description of the campaign, who receives messages, how recipients opted in, and what kind of messages they will receive.

Customize every placeholder and make sure to not copy this language exactly. This is just a reference.

Replace [COMPANY NAME], [WEBSITE URL], [CONTACT FORM URL], [PRIVACY POLICY URL], and [TERMS & CONDITIONS URL] before submitting.

Campaign description reference:

[COMPANY NAME] is a real estate investor company that purchases residential properties from homeowners interested in selling. This campaign sends low-volume SMS messages exclusively to consumers who have voluntarily submitted their contact information and property details through the contact form at [CONTACT FORM URL] and have affirmatively opted in to receive text messages from [COMPANY NAME]. A consumer visits [WEBSITE URL], navigates to the contact page, and completes the form by entering their name, phone number, email, and property address. Below the form fields, two separate consent checkboxes are presented, both unchecked by default: (1) Informational Consent: "I consent to receive informational SMS messages from [COMPANY NAME] about property updates, market insights, and related services. Message frequency may vary. Message and data rates may apply. Reply STOP to unsubscribe, HELP for help. See our TERMS and PRIVACY POLICY. We do not share or sell your mobile number or consent. Consent is not a condition of purchase." (2) Transactional Consent: "I consent to receive transactional SMS messages from [COMPANY NAME] about my inquiries, property details, and active transactions. Message frequency may vary. Message and data rates may apply. Reply STOP to unsubscribe, HELP for help. See our TERMS and PRIVACY POLICY. We do not share or sell your mobile number or consent. Consent is not a condition of purchase." A disclaimer beneath the checkboxes states explicitly: "Messages are not sent just for submitting a contact form. The consent must be checked to opt-in." A consumer who submits the contact form without checking a consent box and without providing a phone number is not added to the SMS subscriber list. Consent to receive SMS is not a condition of any business relationship with [COMPANY NAME]. After a consumer submits the form with a valid phone number and at least one consent checkbox selected, [COMPANY NAME] sends an opt-in confirmation SMS that identifies the sender, summarizes the message program, and provides opt-out (Reply STOP) and help (Reply HELP) instructions. The consumer is then added to the SMS list corresponding to the consent type(s) they selected. Messages sent through this campaign relate exclusively to the consumer's submitted property inquiry. Messages may include follow-up on the consumer's inquiry, requests to schedule a conversation, offer information, and status updates regarding the property they submitted. Message frequency varies based on the stage of the inquiry and is expected to remain low-volume, approximately 4 to 10 messages per month per consumer. Consumers may reply STOP at any time to unsubscribe. They will receive a single opt-out confirmation and will not be contacted again unless they re-subscribe by replying START. Consumers may reply HELP at any time to receive support information. [COMPANY NAME] does not purchase, rent, share, or sell consumer phone numbers or SMS consent data for any purpose. All subscribers are acquired directly through the opt-in flow described above. The Privacy Policy ([PRIVACY POLICY URL]) and Terms of Service ([TERMS & CONDITIONS URL]) are linked directly on the contact form, immediately adjacent to the consent checkboxes.

Recipient consent (Message flow)

Under "Select how end-users opt-in to receive messages?" select:

Web Form

Select only the opt-in methods your business actually uses. For this workflow, select Web Form only.

Your message-flow answer should explain exactly how a consumer reaches the form and affirmatively provides SMS consent. It should match the live website.

Short recipient consent / message flow reference:

Consumers consent to SMS from [COMPANY NAME] through the contact form at [CONTACT FORM URL]. The form collects name, phone number, email, and property address. Form fields are optional. Two separate SMS consent checkboxes appear below the form, both optional and unchecked by default. The consumer must affirmatively check at least one to opt in. Informational Consent: "I consent to receive informational SMS messages from [COMPANY NAME] about property updates, market insights, and related services. Message frequency may vary. Message and data rates may apply. Reply STOP to unsubscribe, HELP for help. See our TERMS and PRIVACY POLICY. We do not share or sell your mobile number or consent. Consent is not a condition of purchase." Transactional Consent: "I consent to receive transactional SMS messages from [COMPANY NAME] about my inquiries, property details, and active transactions. Message frequency may vary. Message and data rates may apply. Reply STOP to unsubscribe, HELP for help. See our TERMS and PRIVACY POLICY. We do not share or sell your mobile number or consent. Consent is not a condition of purchase." The form states: "Messages are not sent just for submitting a contact form. The consent must be checked to opt-in." Users who do not select a checkbox are not subscribed to SMS. Privacy Policy: [PRIVACY POLICY URL]. Terms: [TERMS & CONDITIONS URL]. [COMPANY NAME] does not purchase, rent, share, or sell consumer phone numbers or SMS consent data.

Character limit

Twilio may limit the amount of text allowed in this field. Keep the answer within the limit displayed in Twilio.

Add sample messages

Provide realistic examples that match the campaign purpose. Two examples are sufficient for this workflow unless Twilio asks for more.

Sample message 1

Hi [FIRST NAME], this message is from [AGENT NAME] at [COMPANY NAME]. I saw your contact information on our website regarding [PROPERTY ADDRESS], and I think it may be a good fit for us. Do you have a few minutes to talk about it? Reply STOP to opt out.

Sample message 2

Hi [FIRST NAME], this is [AGENT NAME] from [COMPANY NAME]. Are you still interested in selling your home at [PROPERTY ADDRESS]? Do you have a few minutes to talk about it? Reply STOP to opt out.

Keep this campaign consistent: For the workflow in this guide, keep links, embedded URLs, and phone numbers out of the campaign messages.

Message contents

For the Lead Sherpa workflow covered by this guide, leave ALL FOUR Message contents options unchecked. Do not mark Embedded links, Phone numbers, Content related to direct lending or other loan arrangement, or Age-gated content.

4. Buying Numbers & Best Practices

We require a minimum of 5 numbers per area code, but we recommend a minimum of 40+. We recommend using numbers that correspond to the geographic region you will be messaging to.

Periodically, rotate numbers by buying new ones.

→ Twilio Page to Buy Numbers

Next Steps:

→ SMS Guide: Part 2 - Integrating Twilio with Lead Sherpa