Goal: Learn how to safely buy properties at foreclosure, tax, trustee, and online auctions. 1. Understand the auction type before bidding. Foreclosure auctions, tax lien sales, tax deed sales, and online auctions all have different rules. 2. Research the property thoroughly. Review title reports, ownership history, liens, taxes, and comparable sales. 3. Never assume the property is vacant. Occupancy issues can dramatically affect your timeline and costs. 4. Set your maximum bid before auction day. Emotional bidding destroys profits. 5. Factor in repairs and holding costs. The cheapest purchase price is not always the best deal. 6. Verify title issues. Some liens survive foreclosure and become your problem after closing. 7. Have your funds ready. Many auctions require immediate deposits or full payment within 24–72 hours. 8. Attend auctions before bidding. Spend time watching experienced investors and learning the process. 9. Focus on your exit strategy first. Know whether you will flip, rent, seller-finance, or wholesale before you buy. 10. Buy only when the numbers work. Great investors make money when they buy, not when they sell. Common Rookie Mistakes - Bidding without researching title. - Ignoring occupancy risks. - Overestimating after-repair value. - Underestimating repair costs. - Getting caught in bidding wars. - Buying based on emotion instead of numbers. Key Takeaway Auctions can produce incredible deals, but they can also create expensive mistakes. The winning bidder isn't the highest bidder—it's the investor who does the most homework before raising their hand.

Goal: Understand how to control a deal, assign it, and get paid without taking ownership. 1. Find a motivated seller with a problem that needs solving (vacancy, deferred maintenance, inheritance, tired landlord, etc.). 2. Negotiate favorable terms including price, seller financing, inspection periods, and assignability. 3. Use a purchase and sale agreement that specifically allows assignment of the contract. 4. Open escrow immediately and establish credibility with both the seller and title company. 5. Perform due diligence to confirm value, rents, repairs, title issues, and exit opportunities. 6. Create a buyer package including photos, financials, deal summary, and proposed assignment fee. 7. Market to qualified buyers only who have the experience and financial capacity to close. 8. Execute an Assignment Agreement transferring your contractual rights to the end buyer. 9. Collect a non-refundable deposit from the buyer to ensure commitment and reduce fallout risk. 10. Get paid at closing when escrow disburses your assignment fee and the buyer completes the purchase. Key Takeaway:You are not selling real estate—you are selling your contractual position in a deal you negotiated. The bigger the problem you solve for the seller and the better the terms you create, the larger the potential assignment fee.

The fastest path to real estate success is learning how to find off-market opportunities before they ever hit the MLS. Your daily goal is simple: talk to property owners, identify motivation, and create opportunities where others see problems. Most deals are not found online — they are created through conversations, follow-up, and consistency. Focus on four lead sources every day: 1. Driving for dollars – distressed homes, deferred maintenance, vacant properties. 2. PropStream lists – absentee owners, free and clear, long-term ownership, tired landlords. 3. Direct outreach – text, cold calls, postcards, and follow-up. 4. Relationship marketing – wholesalers, brokers, contractors, probate attorneys, and property managers. When speaking to sellers, do not “pitch.” Ask questions:• Why are they selling?• What problem are they trying to solve?• Do they need speed, cash, monthly income, or relief from management? Always present multiple options:• Cash offer• Seller financing• Lease option• Subject-to• Joint venture or delayed closing Remember: the deal is made in the follow-up. Most sellers will not say yes on the first call. Successful investors build pipelines, not single transactions. Consistent follow-up over 30–90 days creates the majority of assignment fees and equity opportunities. Daily Assignment: 1. Pull 50 off-market leads. 2. Contact at least 20 owners. 3. Make 3 written offers. 4. Follow up with 10 old leads. 5. Post one piece of content documenting your activity. The goal is not perfection. The goal is momentum and conversations every single day.

I work exclusively with guys that want to be in the top 1%. No Bullshit…just wholesale 100’s of deals and own 100 doors.

If I had to do it all over again, I would not WAIT to fail and go, and I would have no fear and go for it 100% every day. I would have found a mentor and learned quicker. it's that simple...massive action, get around someone good at real estate development and investing, learn, help, emerse myself in their training. Would have saved me 25 years of trial by error. Jim