Real Estate Investing Mastery Podcast

Consistency is extremely important when it comes to making a living with real estate. If you want to do this full time, like I know a lot of you do, you’re going to have to gain a certain level of consistency when it comes to doing deals. You can’t close on four contracts one month, and only one contract the next, and expect for that to be workable as your main source of income.That’s why we’ve brought Gavin Timms and Chris Arnold on today to talk about how he was able to up his consistency. It took him about 90 days to really get going to where he had multiple contracts a month. But then, Chris hit a few speed bumps. His acquisition manager ran into some health problems, and suddenly Chris was left to do everything on his own.Left alone with an overwhelming number of leads coming in, Chris had to step back and reevaluate what he was doing. It turns out he had given a little too much leeway to his acquisitions guy, and without him, he was in way over his head. I’ve learned this the hard way. The quickest

When people hear words like “private investor money” or “capital,” they start thinking big business: huge commercial buildings, development projects, or huge apartment complexes. But our guest today, Hunter Thompson, is here to tell you how you can raise capital to fund your real estate business.Hunter Thompson and his company, Asym Capital, are all about making money appear for investing. Hunter calls it “the magic trick: make the money appear, and you can participate in the space.” It’s not an easy thing, convincing someone to give you their money, but Hunter has made a career out of it. This is where your relationship-building skills are going to shine.You’ve got to find the right investors, too. Try to approach somebody who is actively wanting to buy or develop more, and chase the hot markets. That’s what Hunter did in the 2010s with mobile home properties. And, he’s doing it now with senior living centers.Hunter loves talking about finances, and he’s got a lot of knowledge to share. That’s why he wrote a

Today, Gavin Timms is going to be talking about something that isn’t very exciting, but makes all the difference when it comes to making deals. That something is follow up.Now, I know following up with sellers tends to be the least exciting part of the whole process, but I’m here today to tell you that over 90% of Gavin’s deals only happen because he does the follow up like he should. Remember, when you make an offer and a seller says “No,” what they’re really saying is “no, not yet.” By going back to those sellers after 30, 45, 60 days and checking back in, you’ll already have a relationship built when they decide that they are ready.The vast majority of deals don’t happen with just one phone call. Remember, the profit is in the follow up! But when, and how?Well, the first question is a little tricky. There really is no set answer for the best time or how often to reach back out to a seller. It really all depends on the property and the situation. If it’s a hot lead, follow up within the week. Colder deals c

Nothing in life is ever easy, right? The same goes for real estate investing. Luckily, though, there are some tools to make things easier when it comes to your real estate business. Today, we’re going to be taking a close look at one of these tools: Freedomsoft.The Joe McCall Signature Edition of Freedomsoft, available at freedomsoftjoe.com, is loaded with features and tools to help organize and automate your real estate investing. Using a real deal submitted to me by one of my students, I show you step by step how to use Freedomsoft to find a list of leads.Then, still using Freedomsoft, I show you how to sort those leads and start reaching out to contact them. You can skip trace, you can send voicemails, manually send texts, and even draft and send out direct mail all within Freedomsoft. And, it keeps track of what you’ve done with each lead so that you can stay organized.Even better, the Joe McCall Signature Edition includes copies of my contracts, letters, scripts, workflow, and follow-up sequences... ever

I’ve heard a lot of investors say that they really hate working with realtors. I don’t get that at all! If you’re not willing to work with realtors, you’re leaving money on the table.The best thing is, realtors can help you find deals, and they can help you sell deals. Like everything in this business, it comes down to your relationship-building skills. If you can get a realtor on your side, they’ll call you up with a deal before they go through the hassle of listing it on the market.Using the internet, you can find a realtor in your target area pretty easily and get their contact information. I show you step by step how to do this with a few examples.The best way to approach a realtor is to say, “How can I help you grow your business? How can I help you make more money?” They’re going to want to help you because it helps them in turn. It’s about creating a win-win situation for the realtors. When they give you more deals, they get more commissions. Plus, you can offer to let the realtor double-dip on the com

Gavin Timms takes the reins today on a live coaching call with St Louis area investor Mike Hamilton.He’s a member of our new accountability group, and we talk about his experiences investing over the past few years. He learned the hard way how costly it can be to sit on a property for too long. I like to give myself seven days to move a property. Get the property in front of buyers, and you’ll get offers.That’s why marketing is so important. Hire a VA to do that kind of stuff for you, and you can focus on making the deals. With the admin duties out of the way, you have more time to pursue better leads, and ultimately, make more money.Mike’s big goal is to make enough to be able to quit his job and pursue real estate investing full-time, while also being able to put away money for his children. I go over investment strategies so that once he makes his first big deal, he can build on it.We also talk about my number one rule: don’t buy a property if you can’t wholesale it. Sitting on a property ends up costing y

My students have been coming to me with a lot of deals lately that are, unfortunately, not good deals. And it’s because their offers are too high. So today, I want to talk about the best ways to make cash offers.I get it. The markets are super hot right now, and it can be intimidating to try and make a cash offer. But guess what? You have to get out there and do it. The number one rule in real estate isn’t location, location, location: it’s make offers, make offers, make offers.95% of offers get rejected. I like to say that if you haven’t made somebody mad by noon, you’re either not marketing hard enough, or your offers are too high. We’re in this business to make money, and that means getting properties for the lowest possible offers.So, how do you do this? There are two ways. First, you use a time-tested formula called the Maximum Allowable Offer or MAO formula. I break down exactly how it works, and show you how to use it in different areas. The second method works especially well on properties that n

The key to success in real estate investing is marketing. In fact, I often tell people that “we aren’t in the real estate business, we’re in the marketing business.”In order to have a steady flow of income, you’re going to need a steady flow of leads. The way to do this is to talk to five leads every day. It’s really that simple, but you have to make yourself do it. Even if only one or two of those leads a week want to talk about a deal, you’re planting the seeds and building the momentum. When you do your follow-up, those other leads are going to pay off, too.It’s also extremely important to have realistic goals if you want to be happy in this business. There’s no point in making a million dollars a year if you’re stressed out of your mind about it. Using a simple spreadsheet, I show you how you can live a great, happy life with much less than that. If you look at what you want to achieve and work backward, you can determine exactly how much you need to be bringing in every month.And finally, I show you how

Partnerships are key to success in real estate investing.If you’ve listened to Gavin talk before, you’ve probably heard him say it a million times. He’s never done a single deal by himself. He always works with a partner. So today, he’s going to tell you all about how to find partners, what to look for in a potential partner, and how to take all this information and use it yourself.First of all, you need to find someone who is in line with your core business values. What are your goals for the business? Find someone who wants the same things. For Gavin, it’s all about working on the business, not in the business, so you need to find someone who is going to help you accomplish this.Don’t waste your time trying to partner with someone who is doing 10 deals a month. They aren’t going to have time to work on your deals. At the same time, you don’t want to partner with someone who is completely new to real estate and hasn’t taken a class or read a book. You want to find someone who is trying to grow and expand but

Sometimes, as real estate investors, we can have a hard time securing a mortgage from the bank. I’ve run into that situation myself in the past.Fortunately, you can use the simple lease option as a way to buy a bigger, better house for you and your family. In my case, the first time I did this, all we had to do was put down one month’s rent as an option deposit. At the end of the three-year lease, we decided we didn’t want to buy the house, and we were able to just walk away since we hadn’t just purchased the property outright.Sometimes, you’ll find these properties over the course of your regular marketing. And it turns out that you’re more likely to find owners who are willing to do owner-financed or creative finance deals. That’s because they often own another house, and don’t want to be a landlord. Take advantage of that, and work the lease option for a year or two. In these cases, you’ll want to be able to put down a large down payment. You’re much more likely to get a seller to agree to a creative

I’m all about showing you guys the best ways to automate and delegate your business. If you’ve listened to the show before, you’ve heard me talk about these things in great detail.But today, we’re going to go back to the basics. Sometimes, we tend to overcomplicate things when it comes to our real estate investing. I’m guilty of it too. It’s easy to think that we need to have all the fancy software, and all the latest and greatest tools, and then we forget about the fundamentals. Overcomplicating things muddies up the waters and makes things worse, not better.That’s why I’m going to show you how to evaluate a lease option deal the old-fashioned way: with a pen and paper. I used to run my entire business this way. Manila folders and sticky notes ruled the day! And when I was only doing a few deals here and there, this worked out just fine. It was once my business really started to scale up that I learned the value of good software to help keep things organized.But the CRM software only helps automate what

Gavin is on his way back from Birmingham, Alabama, where he just closed on a huge deal. It took about 12 weeks, and he had a lot of problems with the property along the way, but he closed the deal, and he should be looking at about 48-52k in profits. And what’s better, he did the whole thing without ever seeing the property himself.How did he do it? Well, he had a great team on the ground, but even more important than that: he bought the property at a discount, so he had plenty of spread to cover anything that might come up when fixing the house up. Once you have control of a property, you are in control of the outcome. As long as you can market the house correctly, you can flip it, wholesale it, lease it, whatever works out the best.It’s all about consistently chasing your leads. Gavin is a huge proponent of cold calling, but he also recommends texting and direct mail too. So how do you get those leads?He’s been using BatchLeads.io to pull huge lists of properties. Even better, though, BatchLeads lets you or

I get asked all the time about wholesaling lease options. These are also known as cooperative assignments or arbitrage lease options. Simply put, this is when you get a lease option agreement and then sign that agreement over to somebody else.Lease options are best for sellers who don’t have enough equity. Maybe they owe too much on the property, or they don’t have the money to fix it up to sell. I used to throw those leads away, but one day I thought, what if I did a lease option on these properties?I stumbled my way through the process at first and did too much work for not enough money. Then I discovered a forum on naked-investor.com where people were using lease options to flip houses remotely. One guy was living in India and wholesaling lease options in Chicago and making good money doing it. That was when I learned the right way to go about this whole process.Find a motivated seller who is willing to do a lease option. Then, find a tenant-buyer, someone in what I like to call the “penalty box:” they are

What's the #1 rule in real estate? It's not "Location, Location, Location". It's "Make Offers, Make Offers, Make Offers!"This is what this offer is about, and our students have gotten a lot of success from this program. Many of them have made more offers in this challenge than they ever did in a year. They overcome their fear of talking to people and learn what to say to sellers and how to make offers. It takes 21 days to create a new habit. And this challenge will help you create a habit of making offers because if you're not making offers, you're not making any money. So, we're bringing back our 30-day offer challenge for anyone who wants to propel their real estate income. In this program, we will train you on everything you would need to market and talk to sellers. Then comes the good part. We will challenge you to make 3 offers a day, 15 offers a week, and a total of 60 offers by the end of the challenge. Sounds intimidating? It's not because there will be massive accountability, we will provide you

Today, I’m extremely excited to have Gavin Timms and Dustin Kircher onto the show to talk about a new program, REI Deal Closers.Gavin and Dustin have been working on this program for six or seven weeks now, and they’re really excited to reveal it to you all today. Dustin has been doing real estate since he was in college, when he started working with student parent investors.This is a great strategy to use near college campuses. The pitch is simple: “Instead of having your kid live in the dorms, buy a house. Your kid lives there for free, and you make money renting out the other two or three rooms.” Using this strategy, Dustin was able to make a lot of deals while still taking classes. After that, he got into rehabbing and flipping. He made his first solo deal when he was twenty, and he’s been hooked ever since.Dustin has also had a lot of success with trustee sales. But he also learned the hard way that it’s important to have boots on the ground to check out a property before bidding. One time, he and a part

Sometimes, as real estate investors, we can have a hard time securing a mortgage from the bank. Thanks to some personal trouble with the IRS, I’ve run into that situation myself in the past.Fortunately, you can use the simple lease option as a way to buy a bigger, better house for you and your family. In my case, the first time I did this, all we had to do was put down one month’s rent as an option deposit. At the end of the three-year lease, we decided we didn’t want to buy the house, and we were able to just walk away since we hadn’t just purchased the property outright.Sometimes, you’ll find these properties over the course of your regular marketing. And it turns out that you’re more likely to find owners who are willing to do owner-financed or creative finance deals. That’s because they often own another house, and don’t want to be a landlord. Take advantage of that, and work the lease option for a year or two.In these cases, you’ll want to be able to put down a large down payment. You’re much more likely

I’m coming at you from my car today, because I had something on my mind that I couldn’t wait to share with you.I’ve never done a deal by myself. I always partner with someone, or hire someone to do stuff for me.It all started when I realized two important things: first, marketing is super important for real estate investing. Second, I don’t like marketing! It finally dawned on me that I couldn’t just rely on myself to get the marketing done. I needed to hire someone else to make sure that the marketing happened, whether I did it myself or not. So, I hired a Virtual Assistant, and she started doing my marketing for me.Soon after that, I was so busy that I had to hire a realtor and take on a partner. By partnering with other people, I was able to go from one deal a month to quitting my job and getting into real estate investing full-time. The trick is to view wholesalers and realtors as potential partners and collaborators, instead of just thinking of them as your competition.The key is to figure out what thing

I’d say that 90% of the deals that I see in our partnership program don’t really deal yet, but they’re so close. So in this episode, I’m going to be taking a close look at three deals that were submitted to me in advance and showing you how I would do them differently.The first step, of course, is making those offers. You’ve got to do the marketing, make the offers, and follow up with the sellers. Talk to at least 5 sellers a day, and make an offer to every seller you talk to. Even if they don’t take you up on those offers yet, you’re planting the seeds of a relationship.Using the offer calculators on PartnerWithJoe.net, we take a close look at three deals sent to me by my students and analyze them in-depth. I’ll show you how to come up with good offers for these specific properties, and also how you can apply these tips to all your leads.Plus, I answer live questions from students about calculating rehab costs, when and how to get out of a bad deal, information about lease options, and more.To join the progr

There are a lot of investment software suites out there, but in my experience, the best one you can use is Propstream. So today we’re going to be talking with Burton Alicando about exactly how Propstream can help you, When Propstream first came out, I was a bit skeptical about it. But then I tried it and realized there was nothing else like it on the market. The sheer amount of data it gives you access to is incredible. I can confidently say that after using it for a while now, I’m a huge fan.Besides the sheer amount of data, Propstream has a lot of features to organize and utilize that data. Burton and I give a detailed tutorial on features like the List Automator. Plus, we show you how to import data from Zillow and Redfin directly into Propstream, and what to do with it from there.We go in-depth on how to use Propstream to identify leads, so you can get lists, research properties, and market to your leads. There’s a lot to go over, so follow along on your computer or take some notes!Go to Propstreamjoe.com

In this episode, I’m talking to Greg Helbeck about why he focuses his energy on big deals. When we measure success, we talk about volume. We count the number of deals, which can disguise reality. Bigger deals mean bigger profits with less hassle and less work. You can do ten $10,000 deals to make $100,000, or you could do two $50,000 deals. Which do you think is going to be less work?What’s really key here is having a fearless mindset. You have to think, if they’re doing it and making money, then I can do it and make money too. You have to believe that it will work. There’s no room for a negative mindset and a bucket load of excuses in this industry.The three ways that Greg finds his deals:List Stacking - using filters to identify the highly motivated sellers. It’s a time-consuming strategy that works well when you have more time than money.Direct Mail - direct mail is very successful if you are consistent, and you do it at scale. It’s pure math. If you direct mail 15 or 20 thousand names at a time, you’re go