What does it take to build lasting wealth in real estate through market crashes, interest rate swings, and changing times? In this episode of the REI Freedom Podcast, host Jeremy Beland sits down with Joel Miller, a real estate investor, educator, and bestselling author with more than 40 years of experience, to explore the timeless principles that create long-term success.

Joel’s journey began in 1978 when he purchased his first rental property, and over the decades he has built a diverse portfolio using creative financing, relationship-based deals, and long-term investing. He has flipped more than 100 houses, acquired entire portfolios from retiring landlords, and mentored the next generation of investors, including his own son. One of his most memorable transactions includes purchasing 13 properties from a retiring doctor with no money down, no interest, and no payments for 18 months.

In this in-depth conversation, Joel and Jeremy discuss the value of off-market deals, the power of leveraging other people’s money, and why real estate remains an IDEAL investment: Income, Depreciation, Equity, Appreciation, and Leverage. Joel also breaks down common myths about passive income, explains the mindset required to take consistent action, and shares practical advice that both new and experienced investors can apply immediately.

This episode covers:
 • How Joel navigated high interest rates in the early years and why market cycles should never stop you.
 • The importance of understanding your local market and thinking long-term.
 • How one investor inspired Joel early on and sparked his desire to buy rental properties.
 • Why almost all of Joel’s deals were off-market and how relationships created his best opportunities.
 • The benefits of holding properties for decades and building generational wealth.
 • How he transitioned from radio to pioneering the mobile DJ business while building his portfolio.
 • The role of education, mentorship, and overcoming analysis paralysis in real estate.
 • The truth behind passive income and what it really takes to scale with teams and systems.
 • How Joel’s son is now preparing to take over the family portfolio and continue the legacy.

If you are looking for real-world guidance from an investor who has seen every market cycle and continued to succeed, this episode will give you the clarity and confidence to take action. Joel Miller’s story is a reminder that success in real estate comes from commitment, creativity, relationships, and a willingness to think bigger.

Resources and Links:
Joel’s Book: Build Real Estate Wealth. Enjoy the Journey

Website: https://www.joelmillerbooks.com/?

X: https://x.com/JoelMiller7195

LinkedIn: https://www.linkedin.com/in/joel-miller-42981811/

Instagram: https://www.instagram.com/joelmillerbooks/?hl=en

Facebook: https://www.facebook.com/JoelMillerBooks

Free Guide: More Deals, Bigger Deals, Less Cancellations – reifreedom.com/gift
REI Freedom Podcast: reifreedom.com
Social: @REIFreedom

Calls to Action:
Subscribe, rate, and review the podcast. Visit the website for resources and coaching.Read Joel’s book for practical checklists and real-world advice.

Thank you for listening. Remember, massive imperfect action and consistency are the keys to real estate freedom.

Why do most people give up before finding success in real estate? 

In this episode of the REI Freedom Podcast, host Jeremy Beland sits down with Raphael Williams, a rising investor from Rhode Island, whose inspiring journey reveals what separates those who quit from those who win.

After earning a master’s degree in education, Raphael didn’t start in real estate with a clear plan or instant success. He balanced teaching, personal training, and early investing efforts while facing rejection after rejection. Deals fell through, leads went cold, and months passed without a paycheck. Still, he refused to give up.

Then came the breakthrough a $5,000 wholesale deal that proved his hard work was paying off. That small victory led to a $24,000 land deal shortly after, and with it, the confidence to go all in on real estate. Raphael’s story is proof that persistence, faith, and a willingness to keep learning can turn struggle into success.

In this powerful conversation, Raphael shares:

• The emotional and financial reality of walking away from a stable career to pursue real estate full-time.
• What his first year in wholesaling really looked like failures, lessons, and small wins that built momentum.
• How he used text blasting, pay-per-lead services, and persistence to find his first profitable deals.
• Why he shifted his focus from houses to land and what new investors can learn from that pivot.
• How mentorship, group coaching, and community support helped him stay consistent through tough times.
• The mindset shifts that helped him overcome comparison, self-doubt, and fear of failure.
• His roadmap for building a sustainable wholesaling business with a growing acquisition and disposition team.

If you’ve ever felt discouraged or on the verge of giving up, this episode will reignite your motivation. Raphael’s journey proves that success doesn’t come from luck it comes from grit, consistency, and the courage to keep going when most people stop.

Key Takeaways:

• Why persistence and consistency matter more than talent or timing.
• How to handle the emotional ups and downs of real estate investing.
• The importance of faith, mentorship, and community in your growth.
• How to build a lead generation system that fits your goals.
• Why mastering the fundamentals will always outperform chasing quick wins.

Connect with Raphael:
Instagram: @obeyraphael

Resources Mentioned:
Free Guide: More Deals, Bigger Deals, and Less Cancellations

REI Freedom Coaching: reifreedom.com

If you enjoyed this episode, please subscribe, rate, and review the REI Freedom Podcast. Share it with a friend who needs a boost of motivation, and join our community of investors who are building freedom through real estate one deal, one lesson, and one step at a time.

What if you could turn a single rental property into a 12-unit portfolio without relying on traditional bank loans?

 In this episode of the REI Freedom Podcast, host Jeremy Beland sits down with Michael Cossette, a RE/MAX broker, investor, and father of four from Central Texas, to reveal how he built long-term wealth through creative financing, off-market acquisitions, and smart deal structuring.

Michael shares his journey from college house-hacking to owning multifamily and commercial properties, short-term rentals, and even a private island in Florida. With over 20 years of experience in real estate, he explains how adaptability and creative thinking helped him navigate market shifts and seize opportunities others overlooked.

He also breaks down the details of one of his most impressive transactions,  a 12-unit apartment acquisition completed using a mortgage wrap, seller financing, and private money refinancing. Michael walks through how he leveraged equity, used Cost Segregation to offset taxes, and continues to grow his portfolio while maintaining cash flow and flexibility.

About Michael Cossette
Michael Cossette is a RE/MAX broker and seasoned real estate investor based in Central Texas. A proud dad of four young children, he manages a diverse portfolio that includes residential and commercial multifamily properties, short-term rentals, and a private island in Florida. Michael is known for his resourceful, “get-it-done” mindset and his ability to turn unconventional deals into long-term success stories.

Key Takeaways

• How to scale your portfolio using mortgage wraps, seller financing, and private money.
• The power of leveraging equity and Cost Segregation to grow without doing a 1031 exchange.
• How to build consistent off-market deal flow through strong relationships and referrals.
• Why adaptability and creativity matter more than market timing.
• The mindset shifts that turn action-takers into successful investors.

Connect with Michael Cossette
Instagram: https://www.instagram.com/askmikecoss

Youtube: https://www.youtube.com/watch?v=Xs3xZFQ75xs

X: https://x.com/AskMikeCoss

Facebook: https://www.facebook.com/AskMikeCoss

LinkedIn: https://www.linkedin.com/in/askmikecoss/

Tiktok: https://www.tiktok.com/@askmikecoss

Connect with US

Website: reifreedom.com

Free Guide: More Deals, Bigger Deals, and Less Cancellations

The best real estate opportunities aren’t found, they’re created. Tune in to the REI Freedom Podcast for more expert insights, powerful stories, and proven strategies to help you build your freedom through real estate investing.

Welcome back to the REI Freedom Podcast! 

In Part 2 of our special behind-the-scenes series, host Jeremy Beland dives even deeper into the real-world challenges and strategies of real estate investing. If you missed Part 1, be sure to catch up first!

This episode features a live coaching call packed with actionable advice on:

• Dispositions and marketing tactics that turn leads into closed contracts
• Real-life deal breakdowns and lessons learned from the trenches
• Smart ways to build your online presence (even if you’re not an SEO expert)
• Creative solutions for Google reviews and business addresses
• Navigating tough situations like “cash for keys” and tenant evictions
• How to expand your investing territory for more opportunities
• The reality of flipping vs. wholesaling in today’s market
• Setting realistic expectations for new investors, how long it really takes to land your first deal

Jeremy shares candid stories of challenging deals, including evictions that took nearly a year but resulted in six-figure profits. You’ll also hear shoutouts to students crushing it with recent wholesale wins and learn why urgency and compassion are the keys to success.

Whether you’re a new investor or a seasoned pro, you’ll walk away with practical tips, motivation, and a sense of community.

Don’t forget to grab your FREE guide: “More Deals, Bigger Deals, Less Cancellations” at reifreedom.com/gift

Subscribe, rate, and review the show to help us reach more aspiring investors. For coaching and resources, visit reifreedom.com and follow us on social media @REIFreedom.

Let’s make this your best year yet in real estate!

Looking for the inside scoop on what separates successful real estate investors from those who struggle? This episode of the REI Freedom Podcast is a game-changer!

Jeremy pulls back the curtain on an exclusive live coaching session where he tackles the biggest challenge facing investors right now  distinguishing between market problems and marketing strategy failures in off-market property acquisitions.

About This Live Coaching Session

This unprecedented behind-the-scenes look captures Jeremy coaching his elite students through real-world challenges as they wrap up 2024 and prepare for 2025. With over 500 off-market deals and $12 million in profits under his belt, Jeremy reveals the exact KPI mastery framework and marketing strategies his most successful students use to dominate off-market property acquisitions.

Key Takeaways

The Q4 Revenue Sprint Strategy : Jeremy breaks down why the final weeks of 2024 were absolutely critical for hitting annual revenue goals and how to treat your off-market property business like a high-performance sales system going into 2025.

Marketing Strategy vs. Market Conditions : Learn how to identify whether slow periods are actually marketing failures in disguise and when it's time to pivot your off-market property acquisition approach for the new year.

The 6-Month Conversion Cycle Rule : Discover why most investors quit their marketing channels too early and how understanding this timeline can transform your ROI on cold outreach campaigns in 2025.

KPI Mastery Framework : Get the exact tracking system Jeremy uses to monitor direct mail, cold calling, SMS campaigns, and even referral sources for maximum off-market property deal flow.

List Performance Optimization : Jeremy reveals how to identify winning lists versus money-draining duds, plus the appointment benchmarks that predict marketing success heading into 2025.

Data-Driven Decision Making : Learn the "data not drama" approach that turns gut feelings into profitable business decisions for off-market property acquisitions.

Connect with REI Freedom

Website: REIFreedom.com

Podcast: Available on all major platforms

Social Media: @REIFreedom

Get the KPI Tracking Tools : Access the exact spreadsheets mentioned in this episode through the REI Freedom resource center.

 Part 1 of a 2-part series,  make sure you listen to Part 2 immediately after for the complete marketing strategy and disposition mastery framework. Subscribe to the REI Freedom Podcast and join the community of investors who are turning off-market property acquisitions into consistent, life-changing income!

Ever wonder if it’s possible to build a real estate business while working full-time and raising kids? What if your first deal took nine months, but led to 20 more in just 18? Could empathy and consistency be your most powerful tools in virtual wholesaling?

Meet Tanner Harris

In this inspiring episode, host Jeremy Beland sits down with Tanner Harris, a 27-year-old dad from rural Tennessee who went from real estate rookie to closing 20 deals in just 18 months, all while juggling a full-time job and a growing family.

Tanner closed his first wholesaling deal in March 2024, and since then has racked up over $275K in assignment fees. Year-to-date, he’s already surpassed $160K in profits through a mix of assignments and novations.

His journey is a blueprint for anyone feeling stuck, overwhelmed, or unsure where to start. He shares the mindset shifts, marketing strategies, and hard lessons that helped him build a thriving virtual wholesaling business across 12+ states.

Key Takeaways:

• ✅ How Tanner overcame analysis paralysis and landed his first deal after 9 months of hustle.
• ✅ Why cold calling gave way to a scalable virtual wholesaling model.
• ✅ The role of empathy and transparency in building trust remotely.
• ✅ How novations helped him close deals when cash offers weren’t enough.
• ✅ The hiring mistake that nearly derailed his growth and how documenting systems saved him.
• ✅ Why consistency beats perfection in real estate investing

Connect with Tanner:

• 🔍 Facebook: Tanner Harris
• 🏹 Instagram: https://www.instagram.com/tannerharris13/

🎁 Resources & Coaching:

• Learn more about our coaching programs at REIFreedom.com
•  Subscribe to the REI Freedom Podcast for weekly insights and real-world investor stories
•  Enjoying the show? Leave a review to help us reach more investors and keep the momentum going!

What if your next six-figure deal is already in your CRM, and you’re just one follow-up away from unlocking it? 

In this episode, Brandon Richards reveals how he built a land investing empire using direct mail, virtual assistants, and a custom CRM that automates everything from lead capture to deal analysis. If you’re tired of chasing new leads and ready to build a pipeline that pays you while you fish in Alaska, this one’s for you.

Host Jeremy Beland welcomes Brandon Richards, a seasoned investor who’s flipped over 80 homes and now specializes in land investing and note creation. Brandon shares how he transitioned from high-stress flips to passive income through off-market land deals, and why most investors miss out by neglecting follow-up. Learn how Brandon uses direct mail, cold calling, and virtual assistants to source deals, and how his CRM, Deal Manager Pro, automates the entire acquisition and disposition process.

Whether you're just starting out or scaling your wholesaling business, this episode is packed with actionable insights to help you build a system that works while you sleep.

What You’ll Learn

• Why follow-up is the most profitable part of your acquisition strategy.
• How Brandon sources off-market land deals using direct mail and cold calling.
• The role of virtual assistants in building targeted lead lists.
• How to structure seller financing and wrap notes for long-term passive income.
• Why most rental portfolios don’t lead to true financial freedom.
• How Deal Manager Pro automates lead nurturing, skip tracing, direct mail, and deal analysis.
• Deal Manager Pro: Brandon’s CRM for automated follow-up, skip tracing, direct mail, and deal analysis
• – A guide to land investing and note creation
• Direct mail and cold calling strategies for land acquisition

📌 Connect with Brandon

• Facebook: Brandon Richards
• Website: https://dealmanagerpro.com/ealmanagerpro.com
• Brandon’s book: Dirty Money 

 Listen & Subscribe

Catch this episode and more on the REI Freedom Podcast  available on Apple Podcasts, Spotify, and your favorite podcast platforms.

Are you risking your reputation and your wallet by doing creative real estate deals the wrong way? 

Discover the secrets, pitfalls, and real-world solutions that most investors never hear about.

This week, Jeremy sits down with creative finance expert Caleb Christopher to demystify the world of sub2 deals and ethical real estate investing. Caleb shares his journey from accidental landlord to industry mentor, revealing the real risks and rewards behind creative financing.

In this episode:

• The truth about sub2 and creative financing beyond the social media hype.
• How to structure deals ethically, safely, and legally.
• Why transparency with sellers is non-negotiable.
• Common pitfalls and how to avoid predatory practices.
• Real-world solutions for due-on-sale clauses and title company headaches.
• Caleb’s unique approach: mentorship on every deal, free inbound consults, and his new title company.
• How to find and secure creative deals (and when you shouldn’t).
• Building your real estate “dream team” for long-term success.

Resources & Links:

• Free consults and creative deal guidance: creativetc.io
• Due-on-sale protection: dosguard.io
• Title services for creative deals: creativetitle.io
• Follow Caleb on Instagram: @fcalebchristopher

If you’re ready to level up your real estate investing, don’t go it alone. Reach out to Caleb and build the team you need to close more deals, the right way.

If you are ready to stop guessing and start closing more off-market property acquisitions, subscribe to the REI Freedom Podcast on Apple Podcasts and download Jeremy’s free training, The Ultimate Guide for More Deals, Bigger Deals, and Less Cancellations.

https://reifreedom.com/

The market is not waiting. Make the pivot, take massive imperfect action, and close more deals.

In this episode of the REI Freedom Podcast, host Jeremy Beland sits down with Scott Carson, also known as The Note Guy, to look into the world of distressed note investing. With years of experience buying notes directly from banks, Scott explains what note investing is, why banks sell distressed debt, and how you can break into this niche.

The conversation walks through the entire process  from identifying banks that hold non-performing notes, to contacting the right people, structuring purchases, and building long-term relationships with bank managers. Scott also shares strategies to maximize profits, the different exit options available, and insights into today’s market opportunities.

Whether you’re new to real estate investing or looking to diversify your strategies, this episode provides practical steps and valuable advice to start your journey in note investing.

Key Takeaways

• What Note Investing Really Is
  Learn how buying distressed notes differs from traditional real estate investing and why it’s an often-overlooked opportunity.
• Why Banks Sell Notes
  Discover the motivations banks have to unload non-performing notes and how you can position yourself to take advantage.
• How to Source Distressed Notes
  Actionable tips on identifying banks with troubled assets and who to contact to get access to these deals.
• Building Relationships
  Scott stresses the importance of cultivating long-term relationships with bank managers to secure repeat opportunities.
• Ways to Profit
  Multiple exit strategies from restructuring loans to foreclosures to wholesaling notes give investors flexibility in maximizing returns.
• Market Opportunities
  Insights into current conditions, including the rise of commercial notes and state-specific challenges to be aware of.

Connect with Scott:

Website: https://weclosenotes.com/

Instagram: https://www.instagram.com/1scottcarson/

If you are ready to stop guessing and start closing more off-market property acquisitions, subscribe to the REI Freedom Podcast on Apple Podcasts and download Jeremy’s free training, The Ultimate Guide for More Deals, Bigger Deals, and Less Cancellations.

https://reifreedom.com/

The market is not waiting. Make the pivot, take massive imperfect action, and close more deals.

Still running your real estate business like it’s 2023? What if the very strategies that once brought you deals are now holding you back? In a market where interest rates are high, buyers are cautious, and sellers are more motivated than ever, the investors who adapt fastest are the ones who win.

In this episode of REI Freedom, host Jeremy Beland shares the three critical pivots his team has made to stay profitable in 2025. These strategies are working right now for him and his coaching students. From shifting deal types to targeting the right sellers and building strong buyer lists, this is a blueprint for thriving in today’s market through off-market property acquisitions and wholesaling.

Key Takeaways

• Why full flips can slow you down, and how wholetailing and wholesaling can get you paid faster.
• The velocity of money principle and why speed matters more than ever.
• How to identify true distress leads that actually convert
• Why equity-only lists are no longer effective, and which seller types are most valuable in 2025.
• How to build a large cash buyers list that gives you leverage on every deal.
• Why dispositions are just as important as acquisitions, and how to strengthen both.

If you are ready to stop guessing and start closing more off-market property acquisitions, subscribe to the REI Freedom Podcast on Apple Podcasts and download Jeremy’s free training, The Ultimate Guide for More Deals, Bigger Deals, and Less Cancellations.

https://reifreedom.com/

The market is not waiting. Make the pivot, take massive imperfect action, and close more deals.