In this solo episode, I’m diving into a real-world case study from a recent conversation with one of our deal partners. If you’ve ever felt the pull of a shiny new real estate opportunity just as you’re getting traction in your current deals, this one’s for you. I break down how distractions can derail your progress and why staying focused on your primary game plan is key to long-term success.

We’ll talk about the “Five D’s” of the entrepreneurial journey—especially distraction—and how even seemingly great opportunities can lead you off course. I also share a powerful baseball analogy (you won’t forget it!) that will change the way you think about staying in your lane as an investor. Whether you’re flipping houses or eyeing mobile home parks, this episode will help you filter through the noise and stay locked in on what really matters.

Key Takeaways

1. Focus First, Diversify Later – Nail your current strategy, like flipping, before exploring passive income opportunities.

2. Distraction is Inevitable—Manage It – Real estate is full of shiny objects; having clarity on your primary goal helps you resist FOMO.

3. Play Your Position – Like a baseball team, every role matters. Success comes from mastering your spot before trying to take on others.

Episode Timeline

[0:00] - Introduction

[0:47] - Why I’m sharing a deal partner conversation that had a big impact

[1:31] - Upcoming Deal Finders Mastermind: who it’s for and how to join

[2:09] - The Five D’s of investing, with a focus on “Distraction”

[3:20] - Evaluating a “big” opportunity—and deciding not to pursue it

[4:31] - The importance of finishing what you start before chasing new ventures

[4:58] - Real estate roles and the myth of the all-in-one investor

[6:18] - The baseball team analogy: how chasing every deal leads to missed plays

[7:40] - Why FOMO hurts your focus—and your bottom line

[8:57] - How to plug into the Deal Finders community and get started

Links & Resources

• Join the Deal Finders Club: DealFindersClub.com

• Apply to become a Deal Partner

• Upcoming Mastermind (August 26–27): Visit the site for details

If this episode hit home, be sure to rate, review, and follow the podcast! Share it with a fellow investor who could use a reminder to stay focused and keep building.

In this special episode of the REI Deal Finders Podcast, I’m flipping the script—I recently joined my good friend Josh Culler on his show REI Marketing Weekly, and now I’m sharing that value-packed conversation with you here. We dug deep into what’s truly working in today’s real estate marketing landscape, with a sharp focus on how to generate consistent referral leads and maximize the ROI of TV advertising.

This isn’t about chasing trends. It’s about refining the fundamentals—building trust, delivering on promises, and creating a brand that sellers want to share. From systemizing your post-close follow-ups to discovering the power of family-friendly, on-brand TV ads, we covered practical strategies that can seriously boost your deal flow, even without blowing your budget.

[0:00] Introduction

[0:45] Why referrals are one of the most underrated lead sources in real estate investing

[2:11] A look into our four primary lead channels—TV, postcards, website, and referrals

[4:26] The moment we realized referrals were showing up in our P&L and built a system to scale them

[6:25] The words and phrasing we use to naturally ask sellers for testimonials and referrals

[10:06] How we stay top of mind post-closing through follow-ups, cards, and holiday touches

[15:17] The secret sauce behind our TV ads and why our kids play a starring role

[19:39] Adding credibility with a scrolling list of seller names on our TV spots

[22:09] Why cold calling and text blasting clashed with our brand—and what that taught us

[24:44] How setting clear values helps us say no to off-brand marketing, even if it’s trendy

1. Referrals are not accidental—they’re the result of intentional service and systemization.

2. A great seller experience is your best marketing asset—happy clients will market for you.

3. TV ads still work—if they’re personal, authentic, and crafted for your target audience.

4. Staying “on brand” matters more than following marketing trends—consistency builds trust.

5. Your core values should guide your marketing strategies, helping you say no with confidence.

Deal Finders Club — Free local meetups and community

Connect directly: (803) 216-5750

If you found value in this episode, don’t forget to rate, review, and follow the show. It helps us grow and keeps the real estate marketing wisdom flowing!

Ever felt like your dreams in real estate are bigger than your bank account? I get it — I’ve been there myself. In this episode, I share my personal journey from clueless first-time landlord to building a real estate business that actually cash flows. We’re talking about the reality behind the old saying “it takes money to make money,” and why it doesn’t always have to be your money. If you’ve been stuck believing you can’t get started without a fortune in your wallet, this conversation will flip your thinking and open your eyes to creative ways of getting capital to launch or scale your investing.

We’ll also break down the different types of capital you can use, why getting “capital ready” is the real game-changer, and what I learned the hard way about buying rentals, flipping houses, and making mistakes that nearly cost us everything. I’ll even walk you through an exercise to calculate exactly how much money you need to reach your real estate income goals — and how to find it. Whether you’re dreaming about your first flip or ready to build serious wealth, you’ll walk away knowing how to take actionable steps toward your goals.

Timeline Summary

[0:00] - Welcome to the Radio Finders podcast — your guide to finding your first or next deal.

[1:44] - Feeling like your wallet’s empty? Why not having enough capital doesn’t have to stop you.

[5:12] - My early days in real estate: clueless mistakes, flipping houses, and starting out with nothing.

[8:15] - The phrase that haunted me: “It takes money to make money” — and how I learned it doesn’t have to be true.

[14:14] - The entrepreneur bug: from selling candy to exploring franchises, and how those same instincts apply to real estate.

[18:00] - Our turning point: flipping our first house on purpose to buy rentals and create income now — not 30 years from now.

[20:16] - Why real estate is a powerful investment: cash flow, appreciation, tax benefits, and more.

[23:04] - The “how much capital do I need?” exercise — breaking down the math to hit your income goals.

[26:02] - How to become capital ready so banks and private lenders see you as worth lending to.

[28:39] - A personal story about how being bankable helped us keep our business moving when deals got tough.

5 Key Takeaways

1. Capital doesn’t have to be yours – You can leverage other people’s money through private lending, partnerships, or creative financing to grow your real estate business.

2. Being bankable matters – Building your creditworthiness and having your finances in order makes it easier to get funding when you need it.

3. Education reduces mistakes – Learning the right strategies up front can save you from costly errors like buying unprofitable rentals or flipping without a plan.

4. Define your income goal – Use the simple exercise from this episode to calculate how many flips or rentals you need to reach your desired monthly income.

5. Real estate is a real business – Treat it like one, and it can create both immediate income and long-term wealth — but only if you take action.

If you enjoyed this episode, do me a favor: rate, follow, and share the podcast with someone who needs a push to get started in real estate. And don’t forget to leave a quick review — it helps us reach more deal finders like you!

In today’s episode of the REI Deal Finders podcast, we’re diving deep into the mindset shift you need to truly build wealth in real estate and the practical steps to get your first or next deal funded. I break down why the traditional approach of working until 65 just doesn’t cut it if you want financial freedom, and how investors think differently about making their money work for them. We cover everything from the basics of capital and being lender-ready, to setting up your business the right way so you can start attracting funding, even if your personal credit isn’t perfect.

I also share actionable strategies to separate your personal finances from your business, tips to boost your credibility with lenders and sellers, and why every property already has built-in capital you can leverage. If you’ve ever wondered how to find, fund, and flip your next deal with confidence, you don’t want to miss this one!

[0:00] – Why the conventional “work forever” money mindset keeps people trapped, and how investors create freedom.

[1:39] – The power of making your money earn itself: shifting from trading time for dollars to multiplying your capital.

[2:22] – The importance of separating personal and investment capital to protect your finances and scale confidently.

[4:11] – Surprising stats on how most small businesses really get funded: friends and family vs. bank loans.

[6:00] – How to get lender-ready: setting up your credit, LLC, and business so lenders take you seriously.

[8:07] – Critical mistakes to avoid when registering your business type, and why your business classification matters.

[10:28] – Building credibility with a professional business address, phone number, email, and website—and why it matters for deals and lenders.

[14:31] – First steps in building business credit: where to get your initial business credit cards and how to use them responsibly.

[18:59] – Key differences between business credit cards, business lines of credit, and HELOCs—and when to use each.

[22:20] – Lender types explained: from conventional mortgage lenders to DSCR loans, hard money lenders, and private lenders.

[25:00] – How private lenders can fund your deals even if you don’t have perfect credit—and why relationships and trust are key.

[29:50] – Bonus strategy: using seller financing to buy properties with little or no money down by leveraging the seller’s own capital.

1. Investors don’t just earn money—they multiply it by making it work for them, which creates true time and financial freedom.

2. Keeping personal and investment capital separate protects your household finances and positions you as a credible investor.

3. Credibility with lenders starts with having a professional business setup: real address, phone, email, and website.

4. You can get started in real estate investing even with less-than-perfect credit by understanding and leveraging different types of funding, including private lenders.

5. Every seller has built-in capital you can use—seller financing is a powerful tool to close deals when you lack upfront cash.

Thanks so much for tuning in to the REI Deal Finders podcast! If you enjoyed this episode, please rate, follow, and share the show and leave us a review so we can keep bringing you the best strategies to help you find your next great real estate deal. Until next time, happy hunting!

In this episode of the Deal Finders Podcast, I sit down with Bri and Sean—two inspiring deal partners who’ve made an incredible transformation in just a few months. We’re chatting right from their third flip house (yes, it’s a graduation of sorts!), and they open up about their journey from skeptical investors to confident flippers. If you’ve ever felt stuck, overwhelmed, or unsure about stepping into the world of house flipping, this conversation will hit home.

We dive into their decision to move to Columbia, SC, how a community changed everything, and why mentorship was the game-changer they didn’t know they needed. You’ll hear about their first terrifying flip, their gutsy second project that involved a full gut rehab, and the lessons that gave them the confidence to keep going. Whether you’re just thinking about getting into real estate or looking for that next nudge to scale, this episode brings both the honesty and the inspiration.

Episode Timeline Highlights

[0:00] - Introduction

[0:20] - Welcome to Bri & Sean’s “graduation house” and a preview of their journey

[1:14] - Why they chose Columbia, SC after traveling up and down the East Coast

[4:05] - Plugging into the local real estate community through BiggerPockets and Deal Finders

[5:27] - Why they were initially anti-flipping and what changed their minds

[9:09] - First flip fears and how they overcame decision paralysis

[10:58] - Taking on a six-figure renovation and transforming their business mindset

[13:11] - How flipping helped them accelerate their rental property goals

[14:29] - Their biggest advice: Find a mentor who’s in your corner

5 Key Takeaways

1. Location Strategy Matters – Bri and Sean chose Columbia, SC for its ideal mix of city convenience and nature access, which also supports their military retirement needs.

2. Community Is a Catalyst – Finding the right local network (like Deal Finders) helped them move past salesy programs and into real, supportive connections.

3. Mentorship Makes the Difference – Partnering with experienced mentors gave them the confidence to tackle high-risk, high-reward projects.

4. Don’t Let Fear Freeze You – Their first flip involved major hesitation and analysis paralysis—but pushing through it changed everything.

5. Flipping Can Fund Growth – Strategic flipping allowed them to scale faster and reinvest in more long-term rentals without relying solely on W-2 income.

If this episode sparked something in you, don’t forget to rate, follow, and share the Deal Finders Podcast. And if you’re ready to take your first or next step in real estate, come hang out with us locally or shoot us a message—we’re here to help!

Ever wondered if success in real estate is all about luck—or if there’s more to the story? In this Friday boost episode, I dive into the myth of luck in real estate investing and share what it really takes to be ready when opportunity strikes. Inspired by a timely Friday the 13th, I unpack how preparation is the true power behind what many call “luck.”

Join me for a few high-energy minutes where I reflect on real-world examples, personal insights, and the importance of building systems, community, and knowledge to turn potential opportunities into actual deals. Whether you’re just starting out or looking to level up, this episode is your reminder to stay ready so you don’t have to get ready.

Episode Highlights

[0:00] - Introduction

[0:20] - Quick pump-up and deal talk

[1:00] - Why I sent a motivational email on Friday the 13th

[2:00] - Is success in real estate just luck?

[2:52] - Why preparation is everything when opportunity knocks

[3:46] - The advantage of investing in a growing market

[4:45] - What “making your own luck” really means

[5:31] - How AI and tools are changing how we find opportunities

[5:55] - Announcing the expanded Deal Finders Mastermind

[6:41] - How to join the mastermind and get prepared for what’s coming

Key Takeaways

1. Luck favors the prepared – Real success in real estate comes from readiness, not randomness.

2. Build systems and community – Leverage tools, education, and masterminds to stay ahead.

3. Take proactive action – Your next opportunity could be right around the corner, so stay sharp.

If this episode gave you that spark, don’t forget to rate, follow, and share the podcast. Your support helps us keep bringing you the tools to take action in your real estate journey.

Ever wonder how to actually find deals and get sellers calling you? In this episode, I sit down with Brian Charlton from REI Print Mail—our go-to mail provider since 2018—to uncover the behind-the-scenes strategies that power direct mail marketing for real estate investors. Brian breaks down exactly how his company helps investors generate leads, even if you’re brand new or working a 9-to-5 job.

We talk through the nuts and bolts of building effective mail campaigns, targeting distressed sellers, crafting irresistible offers, and why consistency is the difference between a cold phone and a ringing one. If you’re looking for a proven, scalable method to get motivated sellers reaching out to you, this episode is packed with value.

Episode Highlights:

[0:00] - Meet Brian Charlton and how REI Print Mail became a go-to service for real estate investors

[2:17] - From yellow letters to multi-million mail campaigns: how direct mail evolved

[3:43] - How they stack lists and identify distressed sellers

[6:20] - Building a target list based on your buy box and location

[10:10] - Why certain mail formats (like checks) drive more calls

[12:37] - How property values are estimated for soft offers

[14:00] - The importance of direct mail in educating sellers about cash buyers

[16:02] - Setting up a 90-day campaign for better results

[18:07] - How missed calls kill deals and the solution for busy investors

[20:02] - The value of having a consistent multi-touch mail strategy

[22:07] - Affordable call center support and the benefits over managing your own VA

[23:28] - Measuring results and coaching through the campaign

[25:15] - How to get started with a free call and what to expect

Key Takeaways:

1. Direct mail is still one of the most effective lead gen tools for real estate—if done right and consistently.

2. Stacked lists targeting multiple distress signals yield higher response and conversion rates.

3. Offers that include a dollar amount—like checks—create curiosity and drive more inbound calls.

4. If you can’t answer the phone, you risk losing half your leads. Systems to catch those calls are essential.

5. Success comes from sticking to the numbers, staying consistent, and adapting based on real data.

Links & Resources:

• DealFindersClub.com/links – Connect with Brian Charlton and REI Print Mail

• Email Brian directly: [email protected]

If this episode helped clarify how to get started—or go bigger—with direct mail, be sure to rate, follow, and review the podcast. Your support keeps the insights coming.

In this power-packed episode of the Deal Finders Podcast, I dive deep into what it truly means to get yourself and your real estate business capital ready. If you’ve ever felt like your goals are sky high but your bank account doesn’t match, you’re not alone—and this episode is for you. I’m breaking down the mindset shift needed to succeed, the practical steps to build your financial foundation, and how to start flipping houses and acquiring rentals—even if you’re not swimming in cash.

From leveraging private funding to establishing business credit and making your business look lender-ready, I share my personal journey from clueless first-time investor to full-time real estate professional. You’ll learn how I went from struggling with underperforming rentals to strategically flipping houses and building a real estate empire. Get ready to challenge the old “it takes money to make money” narrative and learn how you can start now—regardless of your current financial situation.

Timeline Summary:

[0:00] - Introduction

[2:11] - Feeling broke? Here’s why you can still do real estate deals.

[6:03] - The journey from newbie investor to full-time flipper.

[10:05] - Why “it takes money to make money” is misleading.

[15:15] - Rookie mistakes and lessons from my first few rentals.

[19:23] - Our first intentional flip and how it changed everything.

[24:52] - Discovering you need way more capital than you thought.

[26:17] - Becoming bankable and why it makes all the difference.

[30:40] - Investor vs spender mindset: the long-term wealth game.

[34:35] - Avoiding the wrong financial tools and picking the right capital.

[38:13] - Building business credit and why your setup matters.

[42:15] - Building business credibility: phone, email, address, and website.

[45:17] - The smart way to use credit cards and build credit.

[50:18] - Understanding different types of lenders and when to use them.

[54:08] - The role of hard money and private lenders in your deals.

[59:19] - How every property already contains built-in capital.

5 Key Takeaways:

1. You don’t need your own money to start – Leverage private capital and seller financing to launch and scale your real estate investing.

2. Mindset matters – Shifting from a consumer mindset to an investor mindset is crucial for long-term success.

3. Get lender-ready – Setting up your business with proper credit, address, and systems builds credibility and unlocks funding.

4. Use the right financial tools – Knowing when to use credit cards, lines of credit, and hard money makes or breaks deals.

5. Education is vital, but action is king – Don’t just learn—implement what you know to move your business forward.

Links & Resources:

• Learning Center: DealFindersClub.com/training

• Funding Resources: DealFindersClub.com/funding

• Prime Corporate Services for LLC and credit help

• Recommended Book: “Profit First” by Mike Michalowicz

• Recommended Reading: “Rich Dad Poor Dad” by Robert Kiyosaki

Closing Remarks:

If this episode gave you a boost of confidence and some actionable steps, don’t forget to follow, rate, and review the Deal Finders Podcast. Share it with someone who needs a push to start their real estate journey. Let’s build something great—together!

In this special episode, I joined Mike Hambright on the Investor Fuel podcast to share my journey from buying my first property in 2007—just days before the market crash—to building a thriving real estate business with nearly 100 rental units today. We dug into the evolution of my investment strategy, the turning points that pushed me to systematize and scale, and why having no money turned out to be a blessing in disguise.

We also tackled a hot topic: the future of wholesaling, especially now that it’s illegal in South Carolina. I break down what this means for investors and how to pivot with confidence. Plus, I reveal the overlooked opportunities sitting right in your backyard—yes, literally—and how you can uncover deals without spending a dime on advertising. Whether you’re just getting started or figuring out your next move, this episode is packed with practical strategies and real talk about what works in today’s market.

[0:00] – Introduction

[2:29] – My first real estate deal and the timing that nearly cost me everything

[5:37] – The “accidental landlord” phase and the hard lessons we learned on buying and managing rentals

[7:52] – Hiring a coach to accelerate growth and go full-time in real estate

[10:38] – Why so many people miss deals that are right in front of them

[12:13] – The surprising sources where new investors find their first deals

[14:29] – How I missed a $75K flip across the street—and what that taught me

[17:13] – Building a deal pipeline by working with influencers, agents, and your own network

[19:09] – The power of walking neighborhoods and using conversation to unlock deals

[20:28] – How to use Facebook groups to find off-market properties

[22:00] – Getting specific with agents to make your requests stand out

[24:26] – What to do when wholesaling is no longer an option

[26:26] – Creative strategies for closing deals legally without a wholesaler’s license

[28:23] – Where to connect with me and join the Deal Finders community

1. Start Where You Are – Many investors find their first deal right in their own neighborhood through basic tactics like driving for dollars or word of mouth.

2. Coaching Can Compress Time – Hiring a coach helped us skip years of trial and error and go from struggling landlords to full-time investors.

3. Don’t Ignore Free Lead Sources – A quarter of our deals still come from unpaid methods like referrals and community outreach.

4. Wholesaling Isn’t Everything – Even if wholesaling becomes illegal in your area, you can still build a sustainable business through creative financing and closing strategies.

5. Your Network is a Goldmine – The people closest to you can be powerful sources of leads if you simply tell them what you’re looking for.

• Connect with me and join the community: DealFindersClub.com

• Facebook Group: Deal Finders Club

• Book a call through the website to learn more or start working together

If this episode resonated with you or gave you new strategies to try, I’d love it if you could rate the show, leave a review, follow for more, and share it with someone who needs to hear this. Your support helps us keep helping investors like you.

Ever wonder how to confidently make low offers and still have sellers eager to say “yes”? In this episode, I walk you through the exact formula we use to identify, evaluate, and negotiate profitable deals in real estate — especially for those looking to flip properties. From understanding after-repair value (ARV) to estimating renovation budgets using real numbers from actual flips, we dive deep into the nuts and bolts of what makes a successful offer.

You’ll learn how to identify affordability caps in neighborhoods, avoid common rookie mistakes with comps, and build out your draft budget using condition-based repair estimates. Plus, I share real-time walkthroughs using Zillow, pro tips for finding hidden distressed listings, and exactly how to get the attention of sellers — even when they’re hanging on to unrealistic expectations.

Timeline Summary

[0:00] - Selling your service: What makes your offer attractive to sellers

[1:10] - Defining After Repair Value (ARV) and why location caps matter

[2:40] - Breaking down the flipping formula: From ARV to max offer

[4:41] - Why profit isn’t a dirty word (and why it’s non-negotiable)

[5:19] - Rules for comping: How to find the right property comparisons

[10:46] - Affordability check: When the math says yes, but the market says no

[14:25] - Using Zillow keywords to uncover distressed properties

[24:05] - Evaluating renovation scope based on square footage and condition

[37:08] - Quick rehab cost ranges from light cosmetic to full gut jobs

[41:25] - Due diligence tips: Tools, red flags, and common investor pitfalls

5 Key Takeaways

1. ARV is the foundation – Always begin your offer analysis by confidently determining the After Repair Value. This anchors every other calculation in your deal.

2. Affordability caps matter – Just because the numbers say a house could sell for more doesn’t mean the local market will support it.

3. Draft budgets drive decisions – Use property condition and square footage to create ballpark rehab estimates before you commit time or money.

4. Use sold comps only – Active listings are not reliable indicators. Focus on recent sales within the same neighborhood to evaluate value.

5. Do your due diligence early – Google the address, check flood zones, and dig into neighborhood data before making an offer.

Links & Resources

• Profit First for Real Estate Investing – Recommended book for flipping with profitability in mind

• FlipperForce – Software used for budget tracking and renovation scope management

• FEMA Flood Map Service – Check property flood zones

• Nextdoor App – Research neighborhood dynamics

• Realtor.com & Zillow – Used for live comping and deal evaluation

If you enjoyed this episode, I’d love it if you would follow, rate, review, and share the podcast with a fellow investor who’s ready to level up their deal-finding game.