Prospector & referral engine • I connect real estate investors to top agents nationally • I help agents build a business they want. Brokered by EXP Realty, LLC.
Joined September 2025
- Tweets 3,659
- Following 92
- Followers 365
- Likes 7,787
148 Photos and videos
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Real estate investors, your trash can is a pot of gold.
How many leads have you tossed in the trash because the person wanted to sell but didn't have the urgency, price flexibility or property type for a deal to make sense?
10? Dozens? Hundreds?
With a real estate license, you can refer those folks to a retail agent to do a traditional listing & get paid when the house closes.
(Or be the retail agent and run it yourself.)
The last referral I negotiated was ~$4k.
The one before that ~$3.5k.
The one before that ~$2.5k.
That's $10k on three leads.
How many leads are in your trash again?
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Love it when a warrior prepares to step into the arena.
Post of the day ⬇️
How I think I might be able to get in the game
Seeing a ton of listings in market especially tertiary markets in States where you have 5-15k sq. ft. flex / industrial / partial office class C selling at land value, low population cities
e.g. selling $300-$600k... but are completely vacant... and on market for long time, everyone ignores them
It seems that if you can lease them up at NNN rates even below market you get immediate pick up in value
BUT, it's a binary risk --> lease up = 30% IRR over 3 years ... don't lease up... basically worth nothing
1 option is to break them apart into smaller bays to reduce risk but that costs money and I'm not convinced the return is there
I wonder if there is a use case of getting under contract for these and dropping the deal after 90 days if can't get a tenant. strategy is spamming fb marketplace (@mindofachaser special) or just get a cold calling group and just go ham until you get a tenant
becomes more of a finance / sales play than a RE play but you get a tenant in and you flip it at like a 9 cap at market rent... you have a large buffer for TI's
like i said it's either a homerun or you're cooked. so maybe you go under contract and get a 90 day shop around clause to find a tenant, or some seller finance buy back clause ....
I don't know what the answer is, but if you can flip $300k to $500k in a year, take on some leverage, and do like 5-10 of these a year you turn out pretty good, and you get a system, and get better every time...
the average person doesn't GAF about these shitty class C flex / overlooked buildings cuz old, bad lcoation deferred maintenance etc... but with a NNN tenant (income) in there it could be something...
This might be the easiest way for me to get in the game with only 100-200k in hard earned equity
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When you get really nervous before calling sellers
Tell yourself it's excitement.
Exact same feeling.
Except the pit in your stomach gets colonized by butterflies.
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Cold call review!
I breakdown a call the great @doctor_dials recently had with a homeowner whose listing expired.
Will the doctor get an appointment?
Can he find the prescription to cure this prospect's home selling woes?
Tune in & see!
Full call with analysis
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I've been thinking about the purpose of each stage in the prospecting process.
Here's where I'm at:
Initial call ➡️ Do they want to buy and/or sell? If so, set an appointment. If not, get contact info to follow up.
Pre-qualification call (can be done on the initial call after the appointment time is locked in) ➡️ Learn details of their situation so you can bring a variety of solutions to the appointment.
Appointment ➡️ See the property (if they're selling), confirm understanding of their situation, tweak any of the solutions you brought if necessary based on property condition or new details they share. Then present those solutions. Use their feedback to adjust the solutions further if needed & help them find the solution that best meets their needs. If you each desire to move forward, get their commitment to pursue the solution with you through a representation agreement.
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Talked to an agent today who was disinclined to set an appointment because he had never done the type of deal that the seller's situation might require.
I've been there too.
Here's the thing: When you just set it, you'll figure it out. And you'll grow.
Post of the day ⬇️
I bite off more than I can chew, and then learn how to chew it
That’s how you compress your timeline
From now, to the end goal.
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When talking to a prospect who works in management:
Figure out what level of management:
Entry level
Mid level
Mega high level
Then adjust your communication style as follows.
Entry level:
Often somewhat casual in communication style. Still wants to sound like they're one of the team. Okay to be a bit informal. Build rapport. Use plain language.
Mid level:
Wants to establish themselves as "above" the people they manage. Want you to be formal. They're often not especially creative. Follow the orthodoxies of the day and expect you to do the same. Want you to use jargon. For instance, they don't want "the biggest pile of cash," they want to maximize the capital they acquire in exchange for their asset.
Mega high level:
Back to being informal. Like Steve Jobs wearing a turtleneck or Bill Gates wearing a sweater. Use plain language. Be direct.
It's like the bell curve meme.
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What's the correct number of lead sources to call?
The number that keeps you dialing during your allotted daily prospecting time.
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Live call reviews!
If you have a prospecting call that you think Your Favorite North Georgia Real Estate agent should break down, send away!
Might do a video review of it right here on X.
Just make sure it was recorded in a single-party consent state.
DMs are open.
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Grateful to have curated a feed of operators who skip complaining about the market & just go out and book wins anyway.
Post of the day ⬇️
Jun 14
🚀 $320K Profit in JUST 4 Months — $0 Out of Pocket! 🏡💰
Bought in Shorecrest, Miami for $835k
→ 100% financed (zero cash down)
→ Spent only $3,500
→ Sold for $1.2 MILLION
Miami is still printing money if you move fast. South Florida is on absolute fire 🔥
#MiamiRealEstate #LotSplit #PreForeclosure #SouthFlorida #Miami #RealEstateInvesting
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One of my biggest regrets in real estate is not being the agent I wanted to be from the jump.
Before I got licensed, I had the vision to leverage social media, develop one skill that I could train other agents to do and be a national referral machine.
But literally no one I shared the business model with liked the concept.
I heard all kinds of limiting beliefs:
"You gotta work your own deals, man."
"I could never throw away a $20k paycheck and just get $5k."
"You have to list to last."
So I very half-heartedly chased building a business I didn't want.
And that went as well as you'd expect.
But then some major life events happened.
I became stay at home papa while my wife worked outside the home.
Taking client calls was impractical with a screaming newborn on an unpredictable sleep schedule in the house.
Going on appointments and showings were definitely out.
I needed a business I could turn on and turn off on demand throughout the day and throughout the week.
The solution was to create the business God had given me the vision to create all along.
That's when things clicked.
Some of the details ended up being different than I anticipated, but I knew the direction to go.
When the King gives you a vision, as the great @willnyguifarro1 says, let the King cook!
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An agent got a lead that could turn into a referral deal in another market.
But the prospect stopped returning her texts.
I encouraged her to keep reaching out.
"I've already texted twice and there's been no answer."
Sometimes it takes months.
Keep bringing value.
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When you don't do the thing
You don't expose yourself to the possibility that you'll fail at the thing
So you can continue to believe that you would succeed at the thing
When you get around to doing the thing
Which you may never do.
Jun 13
"Procrastination is a shield.
It protects your ego today… and destroys your potential tomorrow."
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For me, it's not a graveyard of unposted videos but a graveyard of unrecorded videos.
Need to do something about that.
Post of the day ⬇️
Be honest: how many videos have you filmed and never posted because you did not love how they came out?
Reply with the number. No judgment. We have all got a graveyard of unpublished footage.
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Some buyers complain about interest rates.
Other buyers create interest rates.
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Super stoked for the great @joeknowsthemrkt for making the top 1.5% of agents nationwide.
And doing it in lil ol Augusta, Georgia.
You don't need to operate in a major market to be a top producer.
Opportunity abounds just about anywhere when you know how to find & attract it.
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Met a fellow sales pro at a charity event.
Always nice to meet another professional.
Still folks out there skilled in the art of enjoyable conversation with someone they just met.
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Cool to see content on the part of the transaction that happens between when the listing agreement is signed & when the listing goes on the market.
Give the place a shine, price it fine & you just might find buyers forming a line.
Post of the day ⬇️
The property journey from first walkthrough to on the market.
Tenant.
Vacant.
Staged.
Photographed.
I like how it turned out.
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Common MLS listing expirations:
30 days
60 days
90 days
180 days
365 days
If you take a shot on an investor-grade offer a few days before those dates, ya get a higher chance of running into a seller on the verge of giving up & an agent on the verge of being out of a job.
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When a lender sends you a lead & the prospect says they're talking to multiple lenders:
1. Tell the lender.
2. Provide excellent service to the prospect, which reflects well on you both.
3. Get that prospect under a BBA. If they're shopping lenders, shopping agents is next.
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