In the real estate investing game, patience can be a profitable virtue Heard from a listing agent today about a deal I’d put an offer in on two months ago. At the time, she seemed quite confident my offer wouldn’t interest the seller. Undeterred, I kept in touch. Noticing (thanks to an automated system I’ve set up) a price drop in the listing, I sent an email yesterday, “just checking in”. 𝗡𝗼𝘄, 𝗮𝗳𝘁𝗲𝗿 𝗵𝗮𝘃𝗶𝗻𝗴 𝘀𝗲𝘃𝗲𝗿𝗮𝗹 𝗰𝗼𝗻𝘁𝗿𝗮𝗰𝘁 𝗳𝗮𝗹𝗹 𝗼𝘂𝘁, 𝘁𝗵𝗶𝗻𝗴𝘀 𝗵𝗮𝘃𝗲 𝗰𝗵𝗮𝗻𝗴𝗲𝗱. (Sometimes time is your ally) The agent wanted to know if a price drastically lower than asking and just a little above my earlier offer could work. We’re still in discussion, but as I think you can see, these are the kind of opportunities that come around only following diligent, friendly follow-up. Three steps to effective follow-up: 1. Keep track of all leads, even if just in a Google Sheets 2. Put leads into buckets like “Active”, “Watch”, “Offer Declined”, etc. 3. Put dates on all leads that could still turn into deals and take action on those dates. Occasionally, you get a deal that happens right off the bat. 𝗠𝗼𝗿𝗲 𝗼𝗳𝘁𝗲𝗻 𝘁𝗵𝗮𝗻 𝗻𝗼𝘁, 𝘁𝗵𝗲 𝗯𝗲𝘁𝘁𝗲𝗿 𝗱𝗲𝗮𝗹𝘀 𝗿𝗲𝗾𝘂𝗶𝗿𝗲 𝟱-𝟭𝟬 𝗼𝗿 𝗺𝗼𝗿𝗲 𝘁𝗼𝘂𝗰𝗵𝗲𝘀. What leads do you have that might be turned into a deal with a quick phone call, email or text?

Navy Seals have a tool they use called an AAR, or After Action Review. Known in civilian circles as a post mortem, unlike a group bitch session, it focuses on what can be learned instead of assigning blame. I find this helpful in reviewing each deal, be they dud or stud. Basically, you ask 3-5 questions: 1. What was supposed to happen? 2. What actually happened? 3. What caused the gap, if any? 4. What have we learned? 5. What will we do next time? For instance, in a deal I recently terminated, it was supposed to provide about $10k in revenues. We ended up investing about 12 hours researching, reaching out to prospective buyers and negotiating with the seller's agent. About $51 was invested in a contracting app we were thinking of investing in anyway. Causing the gap was a willingness to test the market, and further develop the flip process, and therefore not underwriting the ARV or cost of repairs accurately for the market. What we learned, besides a few logistical things, like how to submit an offer with CTM eContracts, favored by quite a few agents in the Denver market, and this particular listing agent, was to think through the time investment required to dispo a property under contract. Also, that we need to have a stronger cash buyer bench hungry and ready for real deals than we currently have. What will we do next time? - Underwrite conservatively, or at least in accord with the current market conditions. - Have a strong buyer's bench ready. - Be mindful that even aside from not losing money, there's a cost in researching and promoting every deal. What experiences have you had where a process like this could be helpful?

Decided today a deal I had u/c was just a little too skinny. Buyers weren't biting, even with just a $5k wholesale fee and zero buyer's agent commission. During a long convo yesterday, I convinced the agent to work with seller on price. She thought maybe they'd go for $280k (off the $305k I had u/c), and passed along an email analysis I sent her (attached below). Got word late today that the seller is sticking with his bottom dollar price — which was too high for my buyers — and will fix it up and rent it himself if he can't get it. Much learned in the process, including building a strong buyer bench, having a solid dispo plan, and knowing when to fold if the deal isn't right. In the end, the most valuable gain however was the following pair of text messages from the LA about an email I sent her summing up our convo: "𝘔𝘪𝘬𝘦, 𝘛𝘩𝘢𝘯𝘬 𝘺𝘰𝘶 𝘧𝘰𝘳 𝘴𝘶𝘤𝘩 𝘢 𝘸𝘦𝘭𝘭 𝘸𝘳𝘪𝘵𝘵𝘦𝘯 𝘦𝘹𝘱𝘭𝘢𝘯𝘢𝘵𝘪𝘰𝘯 𝘰𝘧 𝘵𝘩𝘦 𝘮𝘢𝘳𝘬𝘦𝘵. 𝘐'𝘮 𝘢𝘤𝘵𝘶𝘢𝘭𝘭𝘺 𝘨𝘰𝘪𝘯𝘨 𝘵𝘰 𝘱𝘳𝘪𝘯𝘵 𝘪𝘵 𝘰𝘶𝘵 𝘢𝘯𝘥 𝘶𝘴𝘦 𝘪𝘵 𝘵𝘩𝘦 𝘯𝘦𝘹𝘵 𝘵𝘪𝘮𝘦 𝘐 𝘨𝘦𝘵 𝘢 𝘴𝘦𝘭𝘭𝘦𝘳 𝘵𝘩𝘢𝘵 𝘥𝘰𝘦𝘴𝘯'𝘵 𝘨𝘦𝘵 𝘸𝘩𝘢𝘵'𝘴 𝘨𝘰𝘪𝘯𝘨 𝘰𝘯 𝘸𝘪𝘵𝘩 𝘵𝘩𝘦 𝘮𝘢𝘳𝘬𝘦𝘵. 𝘐 𝘸𝘪𝘭𝘭 𝘩𝘢𝘷𝘦 𝘢 𝘥𝘪𝘴𝘤𝘶𝘴𝘴𝘪𝘰𝘯 𝘸𝘪𝘵𝘩 𝘵𝘩𝘦 𝘴𝘦𝘭𝘭𝘦𝘳 𝘵𝘰𝘥𝘢𝘺 𝘢𝘯𝘥 𝘴𝘦𝘯𝘥 𝘩𝘪𝘮 𝘵𝘩𝘪𝘴 𝘦𝘮𝘢𝘪𝘭 𝘢𝘯𝘥 𝘭𝘦𝘵'𝘴 𝘴𝘦𝘦 𝘸𝘩𝘢𝘵 𝘩𝘢𝘱𝘱𝘦𝘯𝘴 𝘯𝘦𝘹𝘵. 𝘛𝘩𝘢𝘯𝘬 𝘺𝘰𝘶 𝘴𝘰 𝘮𝘶𝘤𝘩." And then this, about the seller's response: "𝘛𝘩𝘦 𝘴𝘦𝘭𝘭𝘦𝘳 𝘪𝘴 𝘨𝘰𝘪𝘯𝘨 𝘵𝘰 𝘬𝘦𝘦𝘱 𝘵𝘩𝘦 𝘱𝘳𝘰𝘱𝘦𝘳𝘵𝘺, 𝘮𝘢𝘬𝘦 𝘵𝘩𝘦 𝘯𝘦𝘤𝘦𝘴𝘴𝘢𝘳𝘺 𝘳𝘦𝘱𝘢𝘪𝘳𝘴 𝘢𝘯𝘥 𝘳𝘦𝘯𝘵 𝘪𝘵. 𝘏𝘦 𝘸𝘪𝘭𝘭 𝘨𝘰 𝘧𝘰𝘳 𝘵𝘩𝘦 $305 𝘢𝘯𝘥 𝘯𝘰𝘵𝘩𝘪𝘯𝘨 𝘭𝘦𝘴𝘴. 𝘏𝘦 𝘩𝘢𝘴 𝘱𝘳𝘪𝘤𝘦𝘥 𝘰𝘶𝘵 𝘢𝘭𝘭 𝘵𝘩𝘦 𝘳𝘦𝘱𝘢𝘪𝘳𝘴 𝘢𝘯𝘥 𝘳𝘦𝘱𝘭𝘢𝘤𝘦𝘮𝘦𝘯𝘵𝘴 𝘵𝘩𝘢𝘵 𝘯𝘦𝘦𝘥 𝘵𝘰 𝘣𝘦 𝘥𝘰𝘯𝘦 𝘢𝘯𝘥 𝘩𝘦'𝘴 𝘴𝘵𝘪𝘭𝘭 𝘰𝘬𝘢𝘺 𝘸𝘪𝘵𝘩 𝘬𝘦𝘦𝘱𝘪𝘯𝘨 𝘪𝘵 𝘧𝘪𝘹𝘪𝘯𝘨 𝘪𝘵 𝘢𝘯𝘥 𝘳𝘦𝘯𝘵𝘪𝘯𝘨 𝘪𝘵. 𝘏𝘦 𝘸𝘪𝘭𝘭 𝘨𝘰 𝘧𝘰𝘳 𝘵𝘩𝘦 $305 𝘣𝘶𝘵 𝘯𝘰𝘵𝘩𝘪𝘯𝘨 𝘭𝘦𝘴𝘴. 𝘚𝘰 𝘸𝘦 𝘥𝘪𝘥 𝘰𝘶𝘳 𝘣𝘦𝘴𝘵. 𝘛𝘩𝘢𝘯𝘬 𝘺𝘰𝘶 𝘧𝘰𝘳 𝘩𝘢𝘯𝘨𝘪𝘯𝘨 𝘪𝘯 𝘵𝘩𝘦𝘳𝘦. 𝘐𝘧 𝘐 𝘨𝘦𝘵 𝘢𝘯𝘺 𝘰𝘵𝘩𝘦𝘳 𝘱𝘳𝘰𝘱𝘦𝘳𝘵𝘪𝘦𝘴 𝘺𝘰𝘶 𝘸𝘪𝘭𝘭 𝘣𝘦 𝘵𝘩𝘦 𝘧𝘪𝘳𝘴𝘵 𝘰𝘯𝘦 𝘐 𝘤𝘢𝘭𝘭." Now that's what I'd call a win! 🥇😊

Here's what I learned (or was reminded of) in a recent deal I decided to pass on during due diligence: 1. Have a strong bench of buyers lined up. 2. Make sure you understand the market. 3. Look closely at the property - a physical walk-through if you can 4. Get a sense of your sellers motivation level. 5. Be professional in your communications. 6. Don't just look at the house, look at the surroundings. 7. Bring a home inspector's checklist when you visit the house. 8. Don't let an appraisal sway your opinion. 9. Sometimes no deal is the best deal of all. 10. Don't give up until you know in your heart nothing else that could've been done. You either win, or you learn — by taking action and taking note, you simply can't lose!

Off-Market Denver 2/1 Buy & Hold 5-Cap With Upside 💥 INVESTMENT SNAPSHOT - Purchase: ~$310K–$325K - Rent: ~$2,000–$2,200/mo - ARV: ~$400K–$420K - Rehab: ~$15K–$25K 👉 Light value-add | Long-term hold | Entry-level Denver price point 🔑 PROPERTY DETAILS - 2 Bed / 1 Bath - + 190 SF non-conforming flex space (3rd BR potential) - 762 SqFt + basement - 6,250 SqFt lot - Brick SFR (1942) - Carport (no garage)   - 💰 FINANCIAL SUMMARY - Purchase: ~$310K–$325K - Rent: ~$2,000–$2,200/mo - Taxes: ~$2K/yr (approx) 👉 Designed for long-term hold + tax strategy, not short-term cashflow 🛠️ VALUE-ADD SCOPE - Furnace / ducting (asbestos consideration) - Appliances needed - Yard cleanup + light cosmetic work Estimated: $15K–$25K 📈 EXIT STRATEGIES - Buy & Hold rental - DSCR loan candidate - Light flip (entry-level resale) - 📍 LOCATION NOTES - Northeast Park Hill (80207) - Near MLK + Colorado Blvd - Mixed residential/commercial pocket 👉 Drives affordability + consistent tenant demand 📞 NEXT STEPS DM here on Skool for: - Full comp package - Interior photos - Walkthrough access                 https://realprohomebuyers.com/property/80207-buy-and-hold-opportunity-3243-albion-st/ Equitable interest. Buyer to verify all numbers independently.