The Pete Podcast

This week Jon Nolan sits down with Clara Arroyave of Co-Living Cashflow, the person he trusts most in the co-living space. Clara has spent about ten years in the asset class, founded what was at the time the largest co-living company in the country with $42 million in assets under management, and built the first Slack maintenance bot for her portfolio years before automation like that was common.

This conversation covers what co-living actually is as an asset class, how Clara built a free national calculator that prices rent by the room down to the zip code, and the $7,700 vibe coding lesson she learned the hard way before rebuilding it properly. She also walks through the fake deed that nearly cost a client $350,000 and how AI caught it in minutes.

Episode Highlights

[1:07] – Clara defines co-living as housing, period, and explains who it actually serves

[2:08] – Why renting by the room is a product and an asset class, not a business model

[3:07] – A Disney trained operations director and the first Slack maintenance bot in her portfolio

[4:06] – Building the first database of the right price per room by zip code across the United States

[5:39] – The vibe coding disaster that burned $7,700 in credits over a single weekend

[6:22] – Relaunching after conference feedback and the decision to make the calculator free forever

[7:05] – Why she gives it away, an eight million unit shortage and too many deals done blind

[9:03] – Red, yellow, and green market scoring plus the push for the Room Act nationwide

[13:36] – What investors are missing, the coming consolidation of small proptech companies

[14:27] – Where investors are overspending right now and why lead gen advertising keeps getting worse

[15:02] – The fake deed that would have cost $350,000 and how convincing the forgery was

[17:31] – Where AI makes its next big move, acquisitions analysis and back office operations

[19:14] – Why you have to train AI on your own criteria and tell it to challenge your assumptions

[20:26] – A Charlotte build to rent portfolio of 300 lots narrowed down to the right two

[23:00] – Rapid fire, the platforms she regrets paying for and why the leads were the problem

5 Key Takeaways

1. Co-Living Is A Product, Not A Business Model. Treat it as an asset class layered onto residential property with shared common areas and private bedrooms, not as a separate kind of company you have to become.
2. No Code Has A Ceiling. A landing page is one thing. Something that pulls data, integrates an API, and processes payments is another, and Clara found that out when a weekend of credits cost $7,700 and left her features scrambled.
3. Know Your Demographics Before Your Property. How many people in that zip code earn under $40,000, how many live alone, and what a studio costs there tells you whether the demand exists before you underwrite anything.
4. AI Is Best Used To Catch What You Would Miss. Reading a deed for inconsistencies caught an address mismatch and a bogus registration that saved a client $350,000, and that is a better use of the tool than generating more content.
5. Train It And Then Tell It To Push Back. Off the shelf AI will agree with you. Feed it your best and worst case examples, define your thresholds, and instruct it to challenge every assumption you bring to it.

Closing Remark

Clara represents what it looks like to build in a niche you actually care about, giving away the tool that could have been the business because the industry needs better deals more than she needs another revenue line. Between the honesty about what vibe coding cost her and the fake deed she caught with a careful prompt, this episode is a practical look at where AI earns its keep and where it just burns money. If you enjoyed this episode, make sure to rate, follow, share, and review The PETE Podcast so more investors can learn how to build smarter real estate businesses.

In this episode of The PETE Podcast, host Jon Nolen sits down with Elias Harris, a 20-year-old investor out of Dayton, Ohio who has already built a portfolio of rentals and closed wholesale and seller-finance deals as a one-person operation. Elias isn't a tech guy by trade, but he's leaned hard into automation to punch far above his weight.

They get into how Elias went from running zero systems to automating nearly every stage of his pipeline inside PETE, hitting 700 outbound texts and calls in a single week solo. Elias shares his take on where AI is headed for wholesalers, why he switched from phone closes to in-person appointments, and how the lessons he learned in sales carry into youth ministry and the rest of his life. This one's for newer investors who want to scale with technology instead of headcount.

Timeline Summary

[0:00] – Jon introduces Elias Harris, a 20-year-old investor from Dayton doing wholesale, owner finance, and rentals

[0:50] – Elias shares his origin story, from a Christian summer camp at 16 to a calling toward ministry and business

[2:18] – Landing his first wholesale deal at 18 and building his foundation reading Never Split the Difference

[2:43] – How Elias got connected to PETE and started learning the CRM from scratch

[3:36] – The numbers so far: 12 rentals and a couple of wholesales in about 18 months

[4:15] – Walking through his tech stack and the two months he ran with no workflows or systems

[4:53] – Discovering long-term follow-up automation and calling it life-changing

[5:17] – Running a follow-up AI agent, a front desk agent, and a workflow on nearly every status

[6:20] – The quantitative jump: 700 outbound texts and calls in his highest week, solo

[7:13] – Using technology instead of staff to free up time and keep overhead low

[8:05] – Mid-roll: the Lead to Close Health Check assessment

[8:51] – The Steve Trang appointment strategy that threw Elias off when he dropped his phone script

[10:07] – Weighing phone closes versus in-person appointments and the rapport tradeoff

[11:11] – How PETE replaced printing and emailing contracts with one-click e-signatures

[12:39] – Where tech still falls short for Elias and his wish for a simpler CRM interface

[13:39] – His prediction that elite wholesalers will separate from the pack by going all-in on AI

[14:54] – What Elias says to investors who are nervous or dead-set against AI talking to sellers

[16:19] – Why an AI agent never takes a sick day and where world models could take things next

[17:00] – How the sales lessons Elias learned carry into youth ministry and the rest of life

[18:48] – Rapid fire: tech tips, the one tool he can't live without, and a bandit sign regret

[22:47] – Where to find Elias and the seller-finance deal on the house he and his fiancée will live in

5 Key Takeaways

1. Automation Lets One Person Scale — Running solo with a follow-up agent, a front desk agent, and workflows on nearly every status, Elias hit 700 outbound texts and calls in a single week. Automation handled the repetition so he could focus on live seller calls.
2. Tech Aids Action, It Doesn't Replace It — Elias is clear that automation only works if you know how to run the system underneath it. You still have to audit it, understand your statuses, and put in the reps talking to sellers.
3. AI Will Separate Elite Investors From The Rest — His prediction is that the wholesalers who shove AI into everything will pull far ahead. He frames AI not as a way to treat sellers like numbers but as a tool to help more people solve real problems.
4. In-Person Appointments Build Deeper Rapport — Phone closes are easier and let you reach more sellers, but Elias sees in-person appointments as the less risky long game once you have the experience and the script down.
5. Good Sales Is Diagnosing Pain, Not Convincing — Elias reframes selling as pulling out the need a person already has rather than pushing them. It's the same approach whether he's talking to a motivated seller or a student in youth group.

Links & Resources

• The Lead to Close Health Check (free 6-minute assessment): https://peterei.com
• Never Split the Difference by Chris Voss: https://www.blackswanltd.com/never-split-the-difference
• Elias Harris on Instagram: https://www.instagram.com/elias_harris24
• Elias Harris on Facebook: https://www.facebook.com

Enjoyed This Episode?

If Elias doing 700 outbound touches a week as a solo operator got your attention, this one is worth a share with any newer investor who thinks they need to hire before they can scale. Follow The PETE Podcast, leave a rating, and drop a quick review so more investors building with technology can find the show.

Tyler Casey bought his first fixer upper at 18, held 48 doors and a couple dozen flips by 24, and went on to build a 500 unit property management company in Pittsburg, Kansas. Today he's the CEO of PropEx Property Management, running over 2,200 units across six markets in Kansas, Missouri, Arkansas, and Florida.

Jon and Tyler break down the full PropEx tech stack, from AppFolio and Tenant Turner to Haven AI voice agents and a custom speed to lease system built on GoHighLevel, Retell AI, n8n, and the Claude API, plus the AI prospecting tool that bombed and the all in one platform Tyler is building to replace everything. If you're a real estate investor or property manager trying to figure out which prop tech tools are worth the subscription, this episode is your shortcut.

Timeline Summary

[0:44] – Jon welcomes Tyler Casey, CEO of PropEx Property Management, managing over 2,200 units across six markets

[1:09] – Tyler's start at 18: buying fixer uppers in Pittsburg, Kansas while attending Pittsburg State

[2:26] – 48 doors and a couple dozen flips by age 24, buying 2008 foreclosures for under $10,000

[4:03] – The transition underway: three years building a custom all in one property management platform

[5:20] – Why piecing together prop tech means subscription sprawl, messy dashboards, and 100 options per problem

[7:02] – AppFolio, Tenant Turner, and Logitout explained: PMS, 24/7 self showings, and key tracking at scale

[9:33] – Haven AI voice agent handles tenant leasing and maintenance calls, work order intake, and vendor assignment

[11:46] – The custom speed to lease agent built with Fireflies, Retell AI, GoHighLevel, n8n, and the Claude API

[13:10] – Jon on why Pete exists: mismatched KPIs and systems that quietly stop talking to each other

[15:33] – The tool that bombed: a voice AI prospecting agent Tyler killed after 3 to 4 months

[17:31] – Slowing down idea implementation and testing before anything goes live

[19:37] – Why Tyler walks away from any platform that demands a two year contract

[20:21] – Measuring tech ROI with KPIs: occupancy, turn times, delinquency, CAC, LTV, and ROAS

[22:08] – The blind spot costing investors billions: not benchmarking asset performance against the market

[23:59] – The V2 owner portal showing turn times, days on market, and true market rents versus current rents

[27:24] – Rapid fire: when not to build a tech stack, the one tool Tyler can't run without, and the Salesforce regret

[36:00] – LivApex today and the vision to automate 50% of operating real estate at scale

5 Key Takeaways

1. All In One Beats Tool Sprawl — Stitched together stacks mean multiple subscriptions, multiple dashboards, and integration upcharges. Both Tyler and Jon built their own platforms because mismatched systems lose leads and money.
2. Test on Your Own Portfolio First — Tyler has run his new software on his own 200 doors, about 10% of the business, for nearly a year before any client sees it. Find the problems at 200 units, not 2,200.
3. Never Sign a Two Year Contract — If a software vendor needs to lock you in long term, they're not planning to earn your business daily. Tyler walks away no matter how good the tech looks.
4. Measure Tech With KPIs, Not Vibes — Every tool should move a trackable number: occupancy, turn times, days on market, cost to acquire, lifetime value, or ROAS. If it doesn't, cut it.
5. Benchmark Assets Against the Market — Clean statements hide underperformance. Deferred maintenance, high turnover, and rents $500 under market leave billions on the table across the industry.

Links & Resources

• PropEx Property Management — URL unclear in audio, verify before publish
• LivApex (Tyler's property management software) — https://www.livapex.com (spelling and URL garbled in transcript, verify against audio)
• Iron Harbor Real Asset Fund — URL unclear in audio, verify before publish
• Tenant Turner — https://tenantturner.com
• Logitout — https://www.logitout.com
• AppFolio — https://www.appfolio.com
• GoHighLevel — https://www.gohighlevel.com
• Haven AI (voice AI for property management)
• Retell AI — https://www.retellai.com
• Fireflies — https://fireflies.ai
• n8n — https://n8n.io
• ShowMojo — https://showmojo.com
• Peter Lohmann's property management newsletter — via LinkedIn
• Inman — https://www.inman.com
• Lead to Close Health Check: https://leadtoclosetest.com/

Enjoyed This Episode?

If you've ever wondered whether that voice AI tool pitching you a two year contract is actually ready for showtime, Tyler's story of the prospecting agent that hurt his outreach is worth the listen alone. Share this one with an investor or property manager who's drowning in subscriptions and dashboards. And if you're getting value from the show, follow, rate, and review the Pete Podcast so more investors can find it.

This solo episode of The PETE Podcast tackles the single most expensive and most invisible leak in a real estate investing business: response time. The speaker breaks down why lead volume isn't the real problem for most investors and how the first five minutes after a lead comes in decide whether it ever turns into a deal.

Drawing on KPIs and AI agents used inside a real acquisitions operation, this episode shows exactly how to make fast follow-up structurally unavoidable instead of relying on discipline. If you've ever wondered why good leads go cold, this one is for wholesalers, flippers, and investors who want to stop losing deals in the gap between a lead coming in and someone picking up the phone.

Timeline Summary

[0:00] – The biggest leak in most investing businesses hides in the first five minutes and stays invisible

[0:13] – Why lead volume isn't the problem and most investors actually have a response problem

[0:20] – MIT research: wait past five minutes and you're 21 times less likely to ever reach the lead

[0:34] – What sellers really do while they wait, and why they move on to the next investor fast

[0:55] – The lead didn't go cold because of the market, it went cold because you were too slow

[1:14] – How the speaker's real estate business solved response time with KPIs on first response

[1:34] – The late-night hole in live phone answering and how an AI agent now qualifies callers

[1:51] – Using Front Desk from Discipline to handle new calls and book appointments automatically

[2:11] – Responding to web, PPC, and pay-per-lead traffic with AI agents inside 60 seconds

[2:36] – The AI debate and using AI as a backup when a human misses the 60-second window

[2:54] – Why sellers don't sit and wait for your callback, they fill out the next form on Google

[3:20] – What happens when two, three, or four leads hit at once while you're already busy

[3:41] – Why discipline isn't the fix and speed has to be made structurally unavoidable

[4:05] – Building a rapid-reach backup so a lead gets contacted even if a human doesn't respond

5 Key Takeaways

1. Response Time Beats Lead Volume — More leads won't fix a business that's slow to respond. The real leak is the gap between a lead coming in and someone actually reaching them.
2. The Five-Minute Rule Is Real — MIT research shows waiting past five minutes makes you 21 times less likely to ever connect. Every minute of delay quietly kills the deal.
3. Track First Response Time — You can't fix what you don't measure. Put a KPI on how long it takes your team to talk to anyone who submits a lead.
4. Use AI To Close The Gaps — An AI agent can qualify late-night calls and reach web leads within 60 seconds, covering the holes humans can't. Many sellers never even realize they're talking to AI.
5. Make Speed Structurally Unavoidable — Discipline fails when you're at a wedding or juggling four leads at once. Build a rapid-reach backup so fast follow-up happens no matter what.

Links & Resources

• The Lead to Close Health Check (free 6-minute assessment) — https://peterei.com
• Front Desk by Discipline (AI phone agent) — https://peterei.com

Enjoyed This Episode?

If the idea that a lead can go 21 times colder in 30 minutes made you rethink your follow-up, this episode is worth passing along. Share it with an acquisitions manager or partner who's still betting on discipline instead of systems. And if it helped, follow The PETE Podcast, leave a rating, and drop a quick review so more investors can plug this leak.

This solo episode of The PETE Podcast breaks down the five standard operating procedures every real estate investor needs to stop deals from slipping through the cracks and scale beyond what one person can hold in their head. The guest lays out a systems-first approach to real estate operations, drawn from lessons learned running acquisitions, valuation, and contractor management.

If your business would grind to a halt the moment you stepped away, this is the operational playbook that fixes that. You'll learn exactly how to document lead intake, property valuation, contract-to-close, contractor management, and post-deal review so a new hire can run the process as if they were you. This one's for wholesalers, flippers, and investors who want to turn chaos into a repeatable system that actually scales.

Timeline Summary

[0:00] – The five-document test: could your business run for a week if you got hit by a bus tomorrow?

[0:15] – Why keeping everything in your head caps your growth and stops you from bringing on a team

[0:51] – What breaks when you scale from three to four to ten deals without documented systems

[1:04] – SOP #1: Lead intake and qualification, and how the phone gets answered

[1:33] – Why speed to lead is everything and how waiting five minutes loses the seller for good

[2:15] – Building a system for logging notes so key seller details never get lost

[2:39] – Capturing the small details, like a seller's diabetic dog, to build real connection on follow-up

[3:19] – Setting clear disqualification criteria so your team stops chasing deadbeat leads

[3:46] – Handling retail sellers, realtor referrals, and hybrid agent-investor options in your SOP

[4:21] – SOP #2: Property valuation and offer, and why virtual investing needs a consistent process

[4:43] – What to actually look at in property photos: structural issues, not trash and junk

[5:21] – Nailing down ARV and repair costs so two people don't produce two different values

[5:49] – How to build the offer and whether acquisitions agents can move 1% on price

[6:15] – Why identifying your dispo method before offering prevents flips that turn into rentals

[7:02] – SOP #3: Contract to close, and the communication ball wholesalers drop after signing

[7:42] – Managing contractors with a clear scope, a payment schedule, and never prepaying

[8:04] – SOP #5: The post-deal review most investors skip and why hospitals and the military do it

[9:20] – Where to store SOPs so your team can actually find them and the "what's the SOP say?" rule

5 Key Takeaways

1. Systems Beat Being Indispensable — If your business can't run for a week without you, you don't own a business, you own a job. Five documented SOPs turn what's in your head into a process a team can run.
2. Speed To Lead Wins Deals — Every minute you wait to call a new lead lowers your odds of ever reaching them. Answer fast, ask the right questions in the right order, and log the details before the day ends.
3. Define ARV And Repairs Explicitly — Without written guidelines, two team members will value the same property differently. Lock down how you calculate after repair value and rehab cost so offers stay consistent.
4. Pick Your Dispo Method First — Decide whether a deal is a wholesale, flip, or hold before you make the offer. Skip this and you end up with a rental you thought was a flip and a rehab budget that blows up the numbers.
5. Run A Post-Deal Review — The SOP most investors skip is looking back at what went right and wrong after a deal closes. That feedback loop is how high-level operators refine and stop repeating expensive mistakes.

Links & Resources

• The Lead to Close Health Check (free 6-minute assessment) — https://peterei.com

Enjoyed This Episode?

If you've ever watched a deal slip through the cracks somewhere between the first call and the closing table, this episode hands you the exact five documents that plug those leaks. Share it with a partner or team member who's still carrying the whole operation in their head. And if it helped, follow The PETE Podcast, drop a rating, and leave a quick review so more investors can find it.

Brandon Cobb is an accidental entrepreneur who got laid off from a medical device sales job and turned that setback into HBG Capital, a Middle Tennessee land development company that now has 650 to 750 units in various stages of development and sells finished lots to national builders like Lennar and D.R. Horton. He's a licensed general contractor, founder of the Land Development Accelerator, and host of the Recession Resistant Real Estate Radio podcast, and in this conversation he opens up about how he racked up $98,000 in credit card debt and did over 187 transactions before he found his lane.

Most of this episode is about something Brandon only started doing in March 2026: building AI agents that have quietly replaced a $90,000 controller, a $40,000 bookkeeper, and an executive assistant inside his business. He breaks down exactly what those agents do, why he thinks every business owner who ignores this will be left behind within a year, and where custom software actually makes sense versus where it's a waste of time. If you're a real estate investor wondering whether AI is hype or a real operational edge, and how to think about land development as the next step past wholesaling and flipping, this one is for you.

Episode Highlights

[0:48] – Host introduces Brandon Cobb and how he scaled from flipping and wholesaling into HPG Capital land development

[1:31] – Brandon's origin story as an accidental entrepreneur after losing his medical device sales job

[3:26] – The hard lesson that nobody protects your financial well-being but you, and the debt he took on early

[4:22] – The fire-damaged house that made three times more as a new build and became his lightbulb moment

[6:23] – Breaking down the three phases of development: entitlement, horizontal lots, and vertical construction

[8:52] – Real timelines per phase, from a 15 to 16 month entitlement deal to homes going up in 6 to 8 months

[10:39] – Why development isn't only for the wealthy, and controlling a 30 unit project with $50,000

[13:21] – Brandon reveals the land due diligence AI agent he trained over 30 hours to replace 5 hours of work

[17:47] – How he replaced a $90,000 controller, a $40,000 bookkeeper, and an EA with AI agents since March

[21:33] – The AI meeting agent that takes notes, tracks everyone's to-dos, and texts reminders automatically

[23:11] – Why Brandon says this is the worst these tools will ever be and business owners must act now

[25:15] – Thinking of AI as an employee that builds and manages other autonomous sub-agents for your business

[26:38] – The truth about rebuilding SaaS with AI, and why the last 20% of custom software is where it breaks

[29:56] – Why the software companies that survive will be the ones releasing API keys for AI agents

[32:36] – Where to find Brandon, the Land Development Accelerator, and his investor waitlist

5 Key Takeaways

1. Nobody protects your finances but you. Brandon had his whole identity wrapped up in a job he loved until he was let go on a Friday afternoon, and that moment taught him that any career can vanish through a merger, restructuring, or downsizing no matter how much you've invested in it.
2. New construction can beat flipping by multiples. The turning point for Brandon was a fire-damaged house he rebuilt as a new build and made three times the profit he would have made flipping it, which pushed him to move his entire business into development.
3. Development is more accessible than people think. You don't need millions to start, and with around $50,000 and some real estate foundation you can control a 30 unit project, since the city approval process is nearly identical whether the deal is 20 units or 200.
4. AI agents can replace real operational overhead. Brandon spent about 30 hours training a due diligence agent that now does 5 hours of analysis in minutes, and since March he has used AI to replace a $90,000 controller, a $40,000 bookkeeper, and an executive assistant.
5. Treat AI like an employee you train, and start now. Brandon argues these tools are the worst they will ever be, that progress is exponential rather than linear, and that owners who don't learn to build and manage AI agents will struggle to compete within a year.

Closing Remark

Brandon Cobb represents the kind of operator this show exists to highlight, someone who turned a layoff and $98,000 of debt into a development business selling lots to national builders, and who is now using AI to run it leaner than most companies ten times his size. If his point about the last 20 percent of custom software stuck with you, or the idea that these tools are the dumbest they'll ever be, take that as your nudge to start learning before the curve leaves you behind. If you enjoyed this episode, make sure to rate, follow, share, and review The PETE Podcast so more investors can learn how to build smarter real estate businesses.

Mike Seidl is a true private money lender who keeps roughly $30 million deployed at any given time across his own funds and a small investor community he and his partner Zack have built together. Before landing in private lending, he built and sold two companies: one in the medical alert industry and one in property damage construction, doing 250 to 300 repairs a year. That background in systems, operations, and human behavior turned out to be the perfect foundation for a business where the numbers are the easy part and reading people is everything.

In this conversation, Mike and host Jon Nolen go deep on what separates private money from hard money, why a 2% interest rate difference almost never matters as much as speed and relationship, how Mike underwrites deals across 15 states without setting foot in the market, and what his years working with at-risk youth in Massachusetts taught him about judging character before extending capital. If you want to understand how professional private lenders actually think, this is the episode to study.

Episode Highlights

[0:00] – Mike opens with his philosophy on lending: the numbers are math, but judging character and integrity is the real job

[1:02] – Host Jon Nolen introduces the show and welcomes Mike Seidl, a true private money lender with $30 million deployed

[1:46] – Mike's background: three companies across decades, from medical alert systems to property damage construction to private lending

[2:59] – What pushed Mike toward lending over flipping: a 45-minute call with an economics-minded mentor in early 2020 changed his direction entirely

[5:04] – The real difference between hard money and private money: institutional infrastructure vs. relationship-based speed and flexibility

[6:36] – The $2 million same-day close: how a 3-year relationship saved a borrower whose LP capital evaporated 24 hours before closing

[9:29] – Why a 2% rate difference rarely matters: the math of spending two extra hours chasing a cheaper lender vs. closing another deal

[13:04] – How Mike and Zack met through a Facebook group in 2020, connected in Vegas, and eventually merged their operations for mutual trust and more vacation time

[15:06] – The investor community side of the business: why most aspiring lenders hear about the 110-point checklist and immediately ask to invest instead

[18:41] – Foreclosure reality check: two foreclosures since 2017, and why over-discerning borrower selection is a feature, not a bug

[19:45] – How Mike's years working in psychiatric hospitals and with abused youth trained him to read body language and facial expressions in borrower calls

[21:53] – Where Mike lends: legal in 39 states, active in 15, and why the borrower always comes before the market

[23:02] – The 7-to-8-angle underwriting system for verifying ARVs across unfamiliar markets, including Housing Alerts, PropStream, Redfin, and Google Earth

[25:40] – How Mike and Zack automated their underwriting spreadsheet with Manus AI, cutting a two-hour process down to 20 minutes

[28:38] – Parting wisdom: Mike sold his first company after starting it with zero industry knowledge, and believes the only real barrier is mindset

5 Key Takeaways

1. The deal is math. The borrower is everything. Numbers either work or they don't, and that part is relatively simple. The hard work is evaluating character, because when things go sideways, the only question that matters is whether that person is going to get up and get it done.
2. Speed and relationship have real dollar value. A lender who costs 2% more but can close in hours on a text message is almost always cheaper than a lender who costs 2% less but runs you through an underwriter, a loan officer, and a supervisor who can each kill the deal.
3. Verify from multiple angles before you trust any ARV. Mike uses at least seven data sources including Housing Alerts, PropStream, RicherValues, Redfin, Google Earth, street-level Google views, and direct calls to local contacts before getting comfortable with a borrower's numbers.
4. Automation should free your team, not replace them. Using Manus AI to handle underwriting data entry and financial statement coding cut hours of work down to minutes, and the assistant who runs it is now more valuable because her capacity opened up for higher-level work.
5. The only ceiling in business is the one you build yourself. Mike started his first company knowing nothing about the industry, figured it out anyway, and sold to a public company ten years later. The information exists. The mentors exist. The question is whether you believe you can figure it out.

Closing Remark

Mike Seidl built three companies across three decades by staying systems-focused, reading people carefully, and never confusing the complexity of an industry with an actual barrier to entry. If you enjoyed this episode, make sure to rate, follow, share, and review The PETE Podcast so more investors can learn how to build smarter real estate businesses.

What does it look like to build a real estate business that runs without you? This week on The PETE Podcast, host John Nolan sits down with Andrew Becker, a serial entrepreneur and systems architect out of the DMV area who spent seven years working nuclear weapon policy at the Pentagon before pivoting into real estate in 2013. Over an 11-year run leading his investment team, Andrew built a playbook-driven operation across wholesaling, flipping, and retail — and eventually stepped out of day-to-day operations entirely, handing the business to his team while launching new ventures including a PPC agency, a team software platform called Billions, and his current coaching program, Probate Engineers.

In this episode, Andrew and John dig into the operational philosophy that made it all possible: systematizing every role through department-specific playbooks stored in Google Workspace, automating multi-step processes down to a single form submission in the CRM, and using KPI data to make decisions without emotion or gut feel. They also unpack probate as a lead source — why Andrew considers it one of the highest-revenue, most consistently available lead sources in any market, and how Probate Engineers teaches investors to build a full probate department inside their operation in just four weeks.

Episode Highlights

[0:03] – Opening clip: why one-action CRM automation beats asking your team to remember 11 steps

[1:16] – Andrew's background: from nuclear weapons policy at the Pentagon to 11 years running a real estate investment team in the DMV

[2:28] – The ventures Andrew has launched alongside and after his real estate team: Billions, Brighter PPC, Team Talks podcast, and Probate Engineers

[3:34] – The hardest part of scaling: how to actually let go of operations and put your business in someone else's hands

[4:38] – How codified playbooks and SOPs make delegation possible — and what Andrew learned about systems from the U.S. Air Force

[5:48] – The moment that changed everything: the first time his phone rang and he didn't have to answer it

[7:35] – Where and how Andrew stores playbooks: Google Workspace organized by department, with version control and permission levels built in

[9:15] – The 52-week playbook strategy: one new playbook every Saturday morning for a full year

[10:54] – How to handle the gray areas: giving team members ownership of playbooks and building in a culture of iteration

[13:12] – The CRM automation layer: turning a multi-step appointment process into a single form submission that triggers everything else automatically

[16:17] – Introducing Probate Engineers: building a full probate department inside your operation in four weeks

[17:46] – Why probate is one of Andrew's 80/20 lead sources — and why it never stops generating new records across 3,100 counties nationwide

[19:47] – How to approach probate leads with genuine help first, not just a buy or list offer, and why that separates you from everyone else

[21:27] – The Probate Engineers motto: don't compete, separate — be the 1% who specialize in this space

[22:53] – Using KPIs at the individual county level to project and predict probate revenue across a full state operation

5 Key Takeaways

1. Systematize before you delegate. The only way to confidently hand off a role is to have it fully documented first — Andrew built playbooks for every department so that anyone stepping into a role has a clear, auditable foundation to work from, not just a verbal rundown from the person who used to do it.
2. Make playbooks living documents, not monuments. Each playbook has a single assigned owner who is responsible for updating it when a better method is found — the goal is always the most efficient, effective version, not the original one.
3. Automate the checklist into the action. If a process requires your team to remember 11 separate things after completing one task, you've already created a data integrity problem. The solution is to collapse all downstream actions into a single CRM trigger so the system does the work, not the person.
4. Probate is a built-in, never-ending lead source. People pass away every single day in every county in America, and most of those estates involve real estate. The investors who take the time to understand the probate process and approach those families with genuine help — not just an offer — are operating in a space with almost no competition.
5. Data-driven decisions require boring, repeatable processes. Andrew's operational philosophy comes down to one thing: if your team is cutting corners or doing things inconsistently, you can't trust your KPIs — and if you can't trust your KPIs, you're making decisions on gut feel. Boring consistency is what makes the math work.

Closing Remark

Andrew Becker represents what's possible when a real estate operator commits fully to systems, data, and the discipline to do things the same way every single time. Whether you're trying to step out of your own operations or add a reliable new lead source, this episode has something you can implement this week. If you enjoyed this episode, make sure to rate, follow, share, and review The PETE Podcast so more investors can learn how to build smarter real estate businesses.

This week on The PETE Podcast, host John Nolan sits down with Mitzi Dyane, the investor who turns trailer trash into cash and leads the Mobile Home Profits Kingdom. Mitzi bought her first home at 19, a double wide on half an acre, and rented out the rooms to cover her mortgage through college. After a decade in finance as an advisor and compliance officer overseeing 17 branches and 250 advisors, she built a single family and multifamily portfolio before pivoting to mobile homes three and a half years ago.

What she found was a calling as much as a niche: affordable housing that serves families being priced out of the market while producing some of the best returns of her career. From quick $9,000 wholesale paydays and $20K-in, $20K-out flips to 12% cap rate park portfolios and chattel loan financing, Mitzi lays out the entire playbook, plus a duplex fire story you have to hear to believe.

Episode Highlights

[0:40] – John welcomes Mitzi Dyane, who turns trailer trash into cash and runs the Mobile Home Profits Kingdom

[1:19] – Buying her first home at 19: a double wide on half an acre with roommates covering the mortgage

[1:48] – Transitioning from single family and multifamily to mobile homes as affordable housing tightened in San Antonio

[2:12] – Making six figures on mobile home flips while selling well under the median home price

[3:16] – Mitzi's finance background: ten years as an advisor and compliance officer over 17 branches

[3:39] – The $6,000 park mobile home renting for $1,300 a month that changed everything

[4:48] – Accidentally wholesaling her first two park homes for quick $9,000 paydays

[7:18] – The $20K purchase, $20K rehab, $20K profit formula and keeping all-in costs under $30K

[8:32] – Why 1976 matters for manufactured housing standards and Mitzi's preference for 2000 and newer

[11:02] – Buying 12 park homes at once and turning the mistake into 12% cap rate portfolios for investors

[14:19] – Chattel loans explained: 21st Mortgage, Cascade, Triad, Vanderbilt, and local credit unions

[15:30] – The standard deal: buy at $30K, collect $700 a month, paid off in about four years

[17:33] – Inside the Mobile Home Profits Kingdom: Hunters, Kings, Blacksmiths, and Guardians

[22:06] – The duplex that burned down three days after a tenant moved in, plus a hidden pit bull

[26:06] – Where beginners should start and Mitzi's limited time $147 a month community special

[28:45] – Final words: a free mobile home that made $42,000, keeping it simple, and taking action

5 Key Takeaways

1. Adapt to where the market is going. Mitzi moved from single family to mobile homes because taxes, insurance, and interest rates were pricing families out, and serving affordable housing became her most profitable niche.
2. Small numbers can produce big returns. A $6,000 park home renting for $1,300 a month pays itself off in a year, and a standard $30,000 deal at $700 a month is free and clear in about four years.
3. Know the rules before you move a home. Verify your mover is licensed with the manufactured housing division, insured, and permitted with the Department of Transportation, and remember a home only keeps FHA and VA eligibility if it has been moved once from the manufacturer.
4. Turn mistakes into systems. When Mitzi bought 12 park homes before lining up buyers, she filled them with tenants and packaged them into 12% cap rate portfolios, getting paid twice on the same homes.
5. Master your strengths and partner for the rest. The Kingdom's Hunter, King, Blacksmith, and Guardian roles exist because deals move faster when people focus on what they are naturally gifted at instead of grinding away at their weaknesses.

Closing Remark

Mitzi Dyane represents what happens when financial discipline meets a heart for affordable housing: a business that serves families who need a decent home while rewarding the investor bold enough to go where others won't. Her story, from buying a double wide at 19 to building the Mobile Home Profits Kingdom, is proof that creativity and action beat fear every time. If you enjoyed this episode, make sure to rate, follow, share, and review The PETE Podcast so more investors can learn how to build smarter real estate businesses.

Alicia Jarrett is a former real estate investor turned data infrastructure founder who spent a decade fixing and flipping homes from Australia, running vacant land deals, and building a data and marketing company before launching Sifter Solutions Inc., a platform sitting at the intersection of data aggregators and the apps that use them. Based now in Florida after relocating from Australia, she brings a decade of operator experience to a company purpose-built to solve a problem she lived firsthand: the real estate industry wastes between 50 and 70 percent of the $30 billion it spends annually on data because nobody is managing that data once it's bought.

In this conversation with host John, Alicia breaks down what Sifter does across three layers — data processing as a service, AI-powered record verification through a product called Sifter Truth, and blockchain infrastructure for tokenizing real world assets — and why every piece of it traces back to a simple belief: if you don't trust the data, you shouldn't be buying it. She also goes deep on entrepreneurial pivoting versus shiny object syndrome, why your North Star matters more than any strategy, and what she sees happening in the real estate market over the next six to nine months. If you're a real estate operator who's ever bought a list and wondered whether it was worth anything, this conversation will change how you think about data forever.

Episode Highlights

[0:41] – Host John introduces Alicia Jarrett, now living in Florida after a decade of real estate investing from Australia

[1:56] – How Alicia thinks about her business journey: not a series of new starts but a decade-long evolution from fix and flip to vacant land to data and finally to Sifter Solutions

[3:49] – Why a decade of doing real estate deals yourself makes you a fundamentally better product builder for the people still doing them

[5:13] – Alicia's take on what failure actually means for an entrepreneur and why pivoting is a skill set that takes real courage to develop

[6:28] – The difference between shiny object syndrome and a true strategic pivot and how a clear North Star is the only reliable filter between the two

[8:08] – Why some people chase the next thing not because of opportunity but because they can't tolerate difficulty — and what that pattern costs them

[9:06] – How Sifter is built on three pillars: big data, AI, and blockchain, and why Alicia's job is not to be the expert but to find the people who are

[11:45] – The $30 billion problem: how much the US real estate industry spends on data annually and how much of it gets wasted because no one manages the lifecycle

[13:05] – What Sifter's platform does before you buy data: analytics, fall-through rates, assessed value versus sale price, and FHA/VA/conventional splits so you know what you're purchasing

[14:55] – How Sifter sits in the middle of data aggregators and marketing systems to manage compliance, skip tracing, DNC checks, refresh cycles, and CRM delivery

[16:29] – Sifter Truth: the AI-powered truth layer being built to verify individual records, and why a verified data record could soon be worth far more than the $0.05 to $0.10 people pay today

[19:11] – Web2 versus Web3 in plain English and why blockchain puts the data consumer in control of access, payments, and smart contract management for the first time

[20:11] – How Sifter's partnership with TX (formerly Solar) is tokenizing every US property across 2,000 data points per property to lay the groundwork for DeFi real estate lending

[26:23] – Alicia's three-part framework for deciding whether a business pivot is real: who does it help, how big is the problem at scale, and do you have the skills or support to actually execute

5 Key Takeaways

1. Your North Star is what separates a pivot from a distraction. Shiny object syndrome doesn't hit people with a clear direction and strong internal resilience. It hits people whose vision isn't defined clearly enough to anchor them when things get hard.
2. If you don't trust the data, don't buy it. Between 50 and 70 percent of real estate data purchased in the US gets wasted because investors buy first and ask questions later. Understanding what data is telling you before you purchase it is the foundation of a smarter acquisition strategy.
3. Doing the thing yourself first makes you better at everything that comes after. Alicia's decade of running real estate deals from Australia is what separates Sifter from a software company that guessed at what operators need. Operator experience is a product advantage most tech builders never develop.
4. Pivoting is a skill, not a failure. Moving from one business model to another requires courage, self-awareness, and the discipline to carry your learnings forward rather than leaving them behind. People who call it failure are usually watching from the outside.
5. The market always has deals for people willing to work with it. Whether rates are rising or falling, divorces and deaths and financial distress still create motivated sellers. Investors who catastrophize over market conditions are often competing against the smaller group who simply adapted their strategy and kept going.

Closing Remark

Alicia Jarrett represents the kind of operator-turned-builder this industry needs more of: someone who lived the data problem, got tired of it, and built the infrastructure to fix it. If you're doing deals and wondering why your marketing keeps underperforming, the answer is almost certainly in how your data is being managed — or not managed — after you buy it. If you enjoyed this episode, make sure to rate, follow, share, and review The PETE Podcast so more investors can learn how to build smarter real estate businesses.