Back in 2019 I'd just had my third baby, and we decided to go direct to seller. We pulled a big list, hired a calling service, and set a goal of 30 hours of cold calling a week. It was brutal. There were days I stopped, cried, and said this isn't working. Here's what I learned. If you lose money and you quit, that money is gone for good. If you lose money and keep going, you have a chance to make it back. If you lose a deal and quit, that deal is gone. If you keep going, there are ten more behind it. It might take you three months. It might take you three years. Don't walk away. Be honest with me. How close have you come to quitting this year? Reply 1 if never, 5 if you almost did.

Knowing what you know now, what would be your weapon of choice to find deals? Would it be cold calling and a notebook or some other method? Would appreciate your thoughts. Thanks!

Happy Saturday. Quick check-in. Who did you follow up with this week? An agent, a wholesaler, a seller, a buyer. One text counts. So does the fifth one. And if you made an offer that got a no, post that too. A no means you're making offers, and that's the whole game.

I've taught a full in-person class on flipping. Underwriting, contractors, budgets, walking houses, all of it. And every time, I tell the room the same thing. The hardest part of flipping isn't flipping. It's finding the deal. The people who end up doing deals aren't the ones who know the most about rehab. They're the ones who figured out how to get leads coming to them. That's why I talk about being a lead magnet on the call pretty much every single week. And the easiest place to start costs you nothing. If you're not an agent, go to one and ask them to set up an MLS search that emails you every new listing and every price drop in your buy box, every single day. Ask them to put in words like cash only, as-is, investor special, distressed. I use ChatGPT to give me the keyword list. If what comes through is junk, that's the setup, not your market. My first one sent me garbage. A different agent sat on the phone with me and played with the keywords, and now almost every property that hits my inbox is one I could make an offer on. Do you have an MLS search coming to your inbox yet? Yes or no below, and if it's no, tell me what's stopping you.

One of the biggest things I see stop people is this. They find a property, they want to call the agent, and they don't, because they don't know what to offer yet. Here's the thing. When I call somebody, I don't always know what my offer is going to be either. I'm calling to find out what's going on with the property and what the story is. Why are they selling? How fast do they need to close? Is it vacant? What does the seller actually need? That conversation is what tells you your number. If you're new at this, you don't have to come up with a firm price on the first call. You just need to find out where the seller is at. So make the call first. Ask questions and listen. Then go run your numbers, and come back with an offer that actually fits what they told you. I made a quick 30-second video on this below. Is there a property you've been sitting on because you didn't know what to offer? Tell me the city below and go make that call this week.