If you haven't heard it yet, you probably will at some point soon: "Get a great deal under contract and the money will come." It's what I call the "Field of Dreams" approach after the movie of the same name, in which the protagonist played by Kevin Costner hears a voice whisper, "If you build it, he will come," referring to disgraced ballplayer Shoeless Joe Jackson. Actually, it's true. Having an amazing deal under contract will make the dispo process MUCH easier. But having a solid bench of ready, willing and able buyers at your twitching fingertips makes knowing what a great deal is and isn't also makes the whole process go easier. Getting a deal under contract at too high of a price will kill your chances of being able to flip it fast. And the best way to gauge price is by knowing what your buyers will buy before putting the deal under contract. Of course, if you set it up right, you can back out or renegotiate during your due diligence. But it's SO much more fun to get the number right from the get-go. How do you find buyers for your deals?

I had accumulated well over a million dollars in equity before the GFC in 07-09 when it all went away. (And that was when a million buckaroonies meant more than they do today!) Today there are a lot more players in the game, and the competition is fierce. But there are folks who are winning, to the tune of millions in CASH FLOW (not just "paper") per year, with very little overhead. Seeking to learn the secret of one, a friend of a friend, who works primarily with agents, I listened to a recording to a talk he gave and pulled the following: - 800 texts to a warm list of agents (10k in list) - 200 responses (25% response rate) - 20-30 off market leads (10-15%) - 10-15 offers per day (50%) - 5-8 hot leads per day ≈ 2 out of 30 per week (5-10%) - 50-75 phone convos - 35-40 agents added to CRM - 2 week touch cadence: once every other week - $25k/deal avg ≈ $50k/week ≈ $200k/mo ≈ $2.4M/yr - 200 texts per phone number per day max to prevent being blocked - 10k agent list - 2 Text message carriers, in case one shuts you down Now that may or may not work for you. Especially if you're not a beast at this stuff like he is. But last I heard he'd hit over $5M/yr, with just himself and a very small team. Point being, most aspiring real estate entrepreneurs, and entrepreneurs in general, have no idea how much it can take of this little thing called "work". If you're not willing to put in the hours, might be best to stick with that W-2 for a while. What's your life's dream that would cause you to do the work needed to achieve it?

Like in the movie "Field of Dreams", what I believed about cash buyers was that if you get a good deal u/c, "they will come." Ah, not quite. 𝗪𝗵𝗮𝘁 𝗜'𝘃𝗲 𝗹𝗲𝗮𝗿𝗻𝗲𝗱 𝘁𝗵𝗿𝗼𝘂𝗴𝗵 𝗵𝗮𝗿𝗱 𝗲𝘅𝗽𝗲𝗿𝗶𝗲𝗻𝗰𝗲 𝗶𝘀 𝘁𝗵𝗮𝘁 𝘁𝗼 𝗺𝗼𝘃𝗲 𝗱𝗲𝗮𝗹𝘀 𝗙𝗔𝗦𝗧 𝘆𝗼𝘂'𝘃𝗲 𝗴𝗼𝘁 𝘁𝗼 𝗵𝗮𝘃𝗲 𝗮 𝘀𝘁𝗿𝗼𝗻𝗴 𝗯𝗲𝗻𝗰𝗵 𝗼𝗳 𝗯𝘂𝘆𝗲𝗿𝘀 𝗶𝗻 𝗽𝗹𝗮𝗰𝗲 𝗙𝗜𝗥𝗦𝗧. That said, here are 5 of the best ways I know of to find and recruit serious cash buyers: 1️⃣ Reverse Engineer Closed Cash DealsUse MLS, PropWire, Zillow, or Privy to find recently SOLD cash transactions. Then track down the LLC owner and/or buyer’s agent. OpenCorporates can be helpful for this. 2️⃣ Use Investor DatabasesPlatforms like InvestorBase.com and DispoGenius.com can help you identify active investors, organize your buyers list, and dispo deals faster. 3️⃣ Attend Local REIA MeetupsStill one of the most underrated strategies. Shake hands. Build trust. Ask investors directly:“What are you actively buying right now?” I've found and built some of the most reliable relationships with cash buyers this way. 4️⃣ Let OpenAI Help You ResearchUse ChatGPT to help you build lists, analyze buy boxes, draft outreach messages, organize buyer data, and even identify likely investor preferences. 🤖🏠 5️⃣ Build Relationships, Not Just ListsAn old buyers list isn’t a real buyers list.The real gold comes from ongoing conversations: • What deals are they looking for? • What are their deal killers? • What margins do they need? • What would turn a “no” into a “yes”? The better you understand buyers……the easier it becomes to lock up deals with confidence. Oh, and one more thing...You've heard it before, and it still bears repeating: The fortune is in the follow-up. A buyer who says “NO" today may become your best buyer 90 days from now. 👇 What’s been YOUR best resource for finding reliable buyers lately?

Here are the two choices: 1. The current name: "Real Estate Investing Academy" 2. New direction: "Real Estate Investing Success!" (I would have chosen "Real Estate Investing Accelerator", but it's longer than the 30 character limit) Personally, I like #2 the best, so am making the change right away. But how about you, which one resonates with you more? Make your opinion heard — Smash the like button and comment below!

You've heard the stories. Guys getting rich in a weekend. The five and six figure paydays. Sellers just handing over big chunks of equity you can cash in on. The ugly reality most aspiring investors miss? All that success takes this little thing called "work". And lots of it, especially at first. There are market phases when all you have to do is get in the game and you're almost guaranteed to get a big win fast, if not many wins in a streak. But most of the time, the amount of effort required isn't much talked about. Truth? It takes dozens of phone calls per day, day in and day out, when you're just getting started. It also takes a while to get your skills and systems ramped up to where you can make those calls productive. So, if some guru promises instant results with very little effort... Run! At least that's my experience. What's yours? Smash the like button and comment below!