How to Use AI in Real Estate Investing (Step-by-Step)

Here I just thought we were ready to have free time, have fun. I wake up this morning, holy cow, little bit chilly, little bit chilly. Uh, in fact, I talked to one of my good friends this morning up in Chicago. Really cold up there. So before we get started, what I want to know— jump into the chat, jump in the chat right here, right now, and tell me where you're from. I want to know who my audience is. Where you're from and how we're going to lift you up tonight and show you the best kept secret in real estate investing. Let's go, let's go! I got Dallas, I got Dallas, I got Philadelphia, I got Indianapolis. Hey, I own a property in Evansville, Indiana. You should go by and see it. It's a 60-unit apartment complex downtown. Western Massachusetts, Pennsylvania, Sherman, Nashville, Omaha. I'm going to be there this weekend. Greensboro, North Carolina. Westford, Wyoming. Outstanding. Hey Jared, how are you, buddy? Hey ladies and gentlemen, thank you so much for taking time out of your amazing, amazingly busy, wonderful life to join us tonight. I'm going to tell you right here, right now, I am so pumped up, I'm so fired up. You need to put a seat belt on, buckle up, because I'm taking you for the ride of your life tonight. On real estate investing. If you are, have been, or want to be a real estate investor, get ready for one of the most amazing tools you will ever see that will ensure your success, growth, and generational wealth in real estate investing. I've been doing this for over 30 years, been through all the, the ups, the downs, the ins, the outs as an investor, as a lender. I've seen it all. I've done it all. And I'm here to share with you 30 years of experience, 30 years of knowledge, 30 years of success, and how you too can achieve an amazing life, an amazing future in real estate investing. And I already know where your issues are, your problems, your trials, your tribulations, what you're facing. So buckle up. At any point in time throughout this webinar, and I want you to understand this, this is interactive. I don't want to just be up here speaking. I've got our whiteboard here. We're going to show you this AI tool that's going to blow your skirts off. It's literally going to blow your skirts off. And for you men that are wearing skirts, shame on you. For you women, hang on to them. But this is, this is revolutionary. I can't find anything out there like it. And I learned a long time ago, in order to grow and scale, you got to solve a problem that the majority of people are facing. And I'm going to share with you tonight a problem that I know you're facing, and we have the solution. So, but I say all that to say I need interaction. So at any point in time throughout this If you have a question, type it in the chat. I've got 2 or 3 people that's watching and they will tell me, hey, Toby, Susie's got a question. Johnny's got a question. Jared's got a question. And I'll say, okay, what is it? And we'll answer. Because if you're thinking it, so is somebody else. So let's interact. The more the energy you bring to me, the more the energy I'm going to bring to you. And as you can see, I'm already up here to 10. Let's go all the way to a 12, 14, 16 on the energy scale because I'm pumped, I'm excited, and I hope you are too. So let's go. All right. The Unshakeable Investor AI Deal Machine. That's what we're calling it. I don't like that name, but it's so new. It's so new. We haven't even given it a real name yet, but it helps you find better deals, analyze them in seconds, not days, not hours, not weeks, in seconds. Help you strategize on how to acquire them before the market every even season. Pretty powerful, huh? Pretty powerful. I lost my clicker, buddy. One more. There we go. All right, let me make sure I got it back. Yep, I'm good. All right, technical difficulties. Here's what I love— technical difficulties let you know we're live. This is not recorded. So just for any of those out there, is this recorded? No, this is live. This is live. You just saw technical difficulties. You saw a breakdown. That doesn't happen on recordings because we bleep that stuff out and edit it. This is live. All right. Statistics. 148.7 million housing in America today, of which 67% of that is single-family residence. Now, some of you may be multifamily, some of you may be land, some of you may be commercial, and that's wonderful and great. Tonight we're going to talk about single family because of where most people need to start, build, and grow. And I'll tell you why. So these are the stats I'm going to give you. If you want to know more about multi and mixed use, all that, give me a call. We'll get together. Of that 135— uh, 1.35 million are vacant. Let that sink in. 1.3 million properties, single-family properties in America are vacant. 24.9 million are investor-owned. And of those, almost a million of those are vacant. So of the 1.3 million houses total that are vacant, 882,000 of those are owned by an investor. And over 322,000 filed for foreclosure in 2024. So I just want you to think about those numbers. Because in order to have success, you have to have an opportunity. As a real estate investor, I'm pointing out, here's the opportunity. It's massive. It's an ocean of ideas— I mean, of opportunities and of properties. But here's the problem, and I think every one of you will resonate with me here. Here's why we see why so many investors are losing ground, especially today, especially after COVID. Interest rates shot up in 2022. Interest rates shot to the roof. The Biden administration, all that, just needed to slow down and help curve the inflation, and they shot the interest rates up, which made the profits minimal, made the margins small. So therefore, deals are harder to find than they were. I get that. I see that. I'm a lender. I'm a direct hard money lender. I'm gonna share that in a minute with you. So I know as a lender who's lending money to you all, those deals aren't as sweet as they were pre-COVID. Cost of labor is higher, cost of materials is higher, all these tariffs. There's so many things going on today that makes it tough for a real estate investor to scale, grow with profit. Analyzing the deal, you're so worried because there's so many variables today. It's harder, it takes longer to analyze profitability, and you're also now having to scale down. Can't have a big team, you're doing less deals, you have to do it alone. I want you guys to jump in the chat real quick and tell me you agree or disagree. Just type in there agree or yes or I disagree and I'm a moron. If anybody says a moron, I want— hey, you guys, if somebody says I'm a moron here, catch their name. I'm gonna fly him in here. Agree, exactly, exactly. This is exactly what we're all facing. And I say we all, I'm still an investor. I'm gonna share you some deals I did less than 24 months ago. It's gonna blow your skirts off again, okay? Let me tell you a little bit about me. My name is Dr. Toby Potter, as you saw in the intro. I am an international speaker, I'm an author, I'm a hard money lender, and I'm an investor. I'm everything has to do with success in real estate. In 2022, I was Inc. magazine's top 100 fastest growing companies in real estate. 2019, Private Lender of the Year. I've worked with over 13,000 real estate investors and have funded over $1.8 billion in deals. So I got a little bit of background, a little bit of history, a little bit of knowledge. And what I'm talking to you about tonight. I kind of been there, done that, and I'm not talking to you tonight in theory. I'm talking to you tonight in reality. Scar driven. I've been through the 2008 crash. I lost millions, millions in the 2008 financial crisis, rebuilt and have the companies that we're going to talk about today and the program that I'm getting ready to roll out to you all. As I said, Inc. Magazine top, uh, the 5,000, the Inc. 5,000, I was top 100 private lender of the year, uh, hanging out with Patrick Mahomes, hanging out with Brad Lee, hanging out with Neil McDonough. If you don't know who he is, a famous actor, Yellowstone, Justified, The Last Bull Ride. These are the things my life has allowed me to do through real estate investing. These are the, the riches of that. As I mentioned, I worked with over 13,000 people, real estate investors, different businesses. Been in the business over 30 years, have written over 13 books, most of them about real estate investing and transformation of the mind, spirit, and body. And, um, over 10,000 deals funded, which equates to close to $1.8 billion. So that's just a quick resume on me. I, through this process in the last 24 months, have met with Kevin Harrington, who is one of the original sharks on Shark Tank, and working hand in hand with him tonight and other things, becoming one of our business partners. But I want you to hear about my interview with Kevin Harrington. Right, you now teach, you've launched this, and let's talk about that. There is so many people out there trying to get into real estate and investing that I want to share how we were able to achieve that. Started in '94, as we all know, had the big crash of 2008. So we built an empire through that, was doing real estate, had a RE/MAX franchise, had a title company, was doing fix and flips, all that. Lost all that through the crash and then had to rebuild. Started another company in 2015, was building it for exclusive hard money lending. Then we had COVID hit and another debacle who shut down that industry. And then of course rebuilt immediately, was named Private Lender of the Year, was Inc. Magazine Top 100 Fastest Growing Company in 2022. So from all those pitfalls and disruptions, we were able to rebound and build bigger. And so we created this course that says, I've been there, done that, and I'm going to walk you through it. I'm going to hold your hand. I'm going to mentor, coach, partner if need be, but I'm also going to lend my money on the deal. My resume real quick. I don't want to go into all about me because this is all about you tonight, but I wanted you to understand that, um, the validation of that— I feel like I have the right to be here. I have the right to coach, teach, and share with you the trade secrets that's helped me launch an amazing career and an amazing life. And so I do that real quick. I try to rush through it, not go too deep into, you know, how great I am. But I want you to understand, because in order for you to have success— and I want this to sink in, I really do. I really— I, I, I watch a lot of coaching and I see a lot of gurus, but I want you— I want this to sink in with you. In order for you to have success So whatever it is, I don't care if it's real estate, if it's business, if it's, you know, lawn care, if it's plumbing, I don't care what it is. But in order for you to have success, this is an absolute truth, so, so, so pay attention. You gotta follow somebody, be coached by somebody who's been there, done that. You absolutely do. And, and so I think it's extremely empowering for you to understand why I feel I'm qualified. You can Google me, and I promise you, you type in Toby Potter in Google and that whole front page is loaded with me. Nobody else. There's a little kid on there, but you'll see nothing but me because I've been there, I've done that. I'm not hype, I'm not fluff. I'm the real deal. Okay, so I just want to clear that and then we'll move on. As I said earlier, here is the national statistics. In order to have success in any business, there has to be a demand. There also has to be a supply. As you all know, everybody needs housing. Think about that. Everybody, even the homeless, need housing. Sometimes it's a cardboard box, sometimes it's a bench, but every person needs housing that they can afford. Your job as a real estate investor is to provide that demand. In order for you to provide that demand, you have to have supply. And this is what we're talking about here that I mentioned earlier. You got 1.3 million houses, residential houses, that are vacant. Why is that important? Because there's no money being made. As a real estate investor, I can't— having a house that's vacant means I'm not making any money. It's like my my lending. I have millions of dollars for my lending, and if it's sitting in the bank, it's not making me any money. I need to deploy that. I need to have it be actionable. And once I lend it out, now I'm getting an ROI. If I have a property and there's no tenant in there, or I can't sell it, I'm losing money. So to, to know The 1.3 million residential— remember, we're only talking residential properties— are vacant is a huge opportunity. And it even gets better because real estate investors who own 25 million properties, of that, a million of those are vacant, which means as a real estate investor, it does me no good. It does me no good. That's the positive. The negative is that all y'all are scrambling for the same 1 million properties that are available. All of you that's on here tonight and on every webinar across the nation, the hundreds of thousands of real estate investors that are, that are seasoned or newbie or wannabe, they're all trying to get their hands on these million that never— now these are the properties that never hit the MLS. These are the properties that we call off-market. These are the, the, the diamond in the rough properties. And I'm going to share with you tonight how to get them, how to get them, and how to go through. You can go through with our program, you can go through all 1 million in one day, done right. Pick out the absolute cream of the crop and start going to town on offers and closings. But I want you to understand, as a real estate investor, you have a, you have a, a need, you have a, a problem. Everybody needs a house. You have to provide a solution for that by providing them a home, a house. Okay, before this program that I'm getting ready to roll out to you, this is what you see, this is what you do. You have— you're searching through MLS, you're searching through Zillow, you're searching through Trulia and Realtor.com, or you have 2 or 3 realtors who go out and submit offers for you. And then you're, you're scrambling around because all of us know, all of us know that when a house hits the market, if you don't buy it within the first day or two, it's gone. The good ones, the Let me clarify, the good ones. If it gets to MLS and it's a really good deal, it's gone before you can even set an appointment. But so you're now trying to scramble on rehab. You got to get your contractor out there. He's got to get 2 or 3 subs out there. I mean, it's a mess and you're chasing deal after deal after deal, or, or you've got a wholesaler that says, hey, we're going to have this best and final offer tomorrow at 2:00 and you show up and there's 40 people there. Here's what, here's what cracks me up, and this happens all the time. So you got a best and final auction going on and a wholesaler is doing it, and, and you show up and there's 20, 30, 40 people there. Some you know, some you don't. And you already know in your mind, you've already done your due diligence and you know where this house should land. I want, I want, when I get done here, I want you guys to chat me or put me in the chat. And so hear me out. And they're going, they're going. He's highest and best, final. And you said, let's just say the house is in the $230,000 mark, $230,000, $250,000 mark, and some schmuck pays $260,000, $270,000, $280,000. And then you, you, you— oh my God, congratulations. You know, you paid like $30,000, $40,000 more than, than I really thought it was worth. I mean, how long you been doing this? Oh, this is my first house. Are you kidding me? So you're a newbie? Come on, guys, put me in the chat that you've been at those auctions, you've been at those events where some schmuck— and I'm calling you a schmuck— who had no clue what they were doing just bought a property to buy a property. Exactly. And you're like, you've got to be kidding me, you're going to lose your shirt. And not only are you going to lose your shirt, this property is going to come with back on the market, and now the seller's gonna be pissed, the wholesaler's gonna be pissed, and you just killed a viable deal for people who know what they're doing. I, I see it all the time, all the time. I got, I got a really good source, so remember that story because I got one that's even better for you coming up. But yes, that's today. This is what we're fixing. Yeah, emotionally buying, guilty. It happens, Kyle. It absolutely happens. Here's what this tool, Kyle, is going to change your world because we remove the emotion. See, Gordon Gekko on Wall Street with, uh, Charlie Sheen kind of unloads on it and says, you know what, can't be emotional about money, can't be emotional about money. And he's right. Money doesn't care whether you win or lose. Money don't care. After tonight, after I roll this program out to you all You're going to see that the AI ranking the investment opportunities for you, instantly analyzing the deals, giving you a clear-cut understanding of the scope of work, the rehab, and the level of profitability gives you so much more leverage, gives you so much more clarity, removes the emotion, removes it. Either it's a deal or it's not. And if it's a deal, you stay inside this parameter and it's a slam dunk. You go outside that parameter and you're going to fail or not have as much profit. It's very simple. See, I get it. I've been there, I've done that. Okay. All right. What I will tell you is this is not a software. This is the competitive advantage. This puts you ahead of your competitors in leaps and bounds. If you're not already using some form of AI, you're already behind. But what I'm going to show you tonight is AI on steroids. Okay, speed, speed, being able to go through hundreds of properties in minutes with clarity and certainty, and then giving you access to deals you didn't even know existed. See, the sweet stuff, the sweet stuff, that's what we're going to show you tonight. Okay. There's 5 pillars that's built into this AI engine that we're getting ready to show you. One is it's going to go find the deals in your area based upon the criteria you're wanting, whether it be, uh, pre-foreclosure, whether it be, of course, vacant. Everybody wants some vacant, but pre-foreclosure, vacant, um, probate, divorce, outstanding utility bills, um, What's another criteria? I just can't even think. Foreclosures. Yeah, yeah. Tax liens. The things that you— the distressed properties that an investor has that's vacant is the ones you want. See, he's tired of paying property taxes. He's tired of the utility bills. He's tired of this. He's tired of that. The ones that have the city liens because the grass is too tall. See, these are the golden nuggets, and you get to go straight to the seller. Not through the listing agent, through your buyer's agent. How many times, how many of us, hey, I got this amazing real estate broker. Holy cow, they're going to, they're going to, they're going to jump through hoops for me. And they, hey, they bring you a deal and it's listed at $230,000 and it's a $500,000 ARV, needs about $60,000 rehab. And you run it, you know what? I want to offer $190,000. And they're all, can't offer $190,000. I mean, it's, it's a steal at $230,000, Toby. No, no, no. I've run the numbers. It's only a good— it's a good deal at $190,000. It's a great deal at $175,000. Toby, I— that's going to— that's going to piss the listing agent off. I don't care. Make the offer. Toby, I just— I just don't feel comfortable. So many times. See, that realtor doesn't care whether you have success or not. All they care about is if they get a commission or not. And they're probably not going to get a commission at $190,000, $175,000. At first, they know they will at 230. That means they got to work for that commission. So many times deals get lost between the agents. But when we can go straight to the seller, straight to the seller, you can negotiate. And maybe I got to buy the deal at 193, 194, 195. But it's a hell of a lot better than that 230 price. Hell of a lot better. It's a win-win. So we're going to help you find the deals. 85% of your time— and you can, you can validate it with me— 85% of your time as a real estate investor is spent trying to find the right deal, a good deal. Amen. Amen. Okay. Once you have your parameters, you hit this button. It's going to give you a list of properties that fit in that area. and then you're going to go into the deal analyzer. I'm going to show you that. And then from there, it's going to give you the opportunity score. And then once you've narrowed it down to your top 5, 10, 15 properties, you're going to be able to reach out to the seller directly and submit an offer. And then what's really good, the icing on the cake, is our community, our Pitch a Deal community, where you can bring all your deals in to get partners, to get funding, whether we are the lender or a JV partner on it or anybody else. So 85% of your time is spent trying to find the right deal. The rest of the time is trying to find the money to close it. And here's what I will tell you, ladies and gentlemen. If you have a sweet deal that we're going to show you that you continually will have now, the money will come. Once you have a sweet deal, it's in such a demand right now. Every real estate investor, most of them want to move into passive investing where they're not bird-dogging and doing all the work, but they just put money in. I got them lined up for miles. You find that sweet deal, you present it properly, you'll have money being thrown at your feet and you control the narrative. That's the opportunity we're presenting to you tonight. All right. Number 1, AI Deal Finder. All right, Nick, flip me over here, buddy. We're going to go up here. I want to flip this up to the screen so that everybody can see this. So this is our AI Deal Finder, and when you put in your parameters, it's going to pull up property. So on the off-market, if you can see, there's 1 million properties shown there on the off-market listing. We put in a filter, one filter of vacant only, and it narrowed it down to 9,400 properties. Okay, simple search, real quick, real fast. From that, I'm going to take a property and I'm going to click on it. And as you can see, I can tell this property is vacant. This is a gold mine so far. It shows that the last valuation, the last note on this property was around $70,000. Estimated ARV is $281,000. Hey, Ange, will you do me a favor, baby? Will you grab me a Sprite? Please. Um, estimated ARV around $250,000 to $300,000. Okay. And so now we want to analyze, we want to analyze real quick. So we hit the Analyze the Deal and it pulls up, carries everything over. And here's what's awesome, here's what's awesome. We've already predetermined based upon the zip code for that area kind of some basic Fix and flip stuff. So you have just a cosmetic, you have the standard flip, which is between $35,000 and $50,000, or you have a full gut out, which could be a lot higher. And in that, we built into this all these parameters, okay? And you can go in there and you can click them by yourself, or for time, uh, for, for speed, we're just going to get standard flip. So it marks 16 standardized items that I know after over 10,000 deals, what basic needs to be done. And that's estimated $55,000. Now, this is example only, so don't tell me, Toby, you can't fix that house for $55,000. I agree, because I haven't seen it, but I'm running an analysis, okay? And it's told me here that my electrical panel needs upgraded, my repiping of the full house. These are, these are, are measurables that it knows based upon the AI algorithm information. What you need to be aware of. So it's giving you a medium, low, or high concern. So of my windows, it's a low concern, but of my, uh, contingency is always going to be a high concern. Always building contingency. But then it went through and it checked all the things that it needed to do and put a price out there that gave me the $55,410— that quick— scope of work. Okay. Stay with me. And I know it's vacant. It's also marked as a vacant. You see that on there? And then we go down, and now you can real quick, you can hit download the PDF, and it'll give you a PDF sheet that you can give to your contractor. Imagine that. Imagine you went through and told your contractor, here's the work I want done, here's the budget I have, can you do it, yes or no? Boom, boom. Versus him coming back 6 days later and missing half the stuff. When you control the narrative, you control the outcome. Okay. All right. Once I've done all that, now I go to the next button, which is my Profit Analyzer. Okay. And as you can see, I've got a net profit based upon the parameters. Remember, we're going to build us a box. We have to stay inside to ensure and guarantee profit. We know we're going to have about an 82% ROI. We have a projected cost of $154,000. Now the one thing that we can't control is the ARV. We can control the purchase price and we can control the scope of work, but we're basing on what our AI told us the ARV is and we build backwards from there. So With that, we've looked at it all. So we have our purchase price around $70,000. We have our rehab around $55,000. We have our lendable amount based upon what we know as a lender would lend out on this is $123,000, so on and so forth. And so we built all this in for you. And then we— it tells you where your profitability would be if you offered less or more or had to pay more. Now, Let's do this. Let's, let's go back just to show you how amazing this is. And let's say we got to get this thing out. It's rotten. It's been vacant forever. We got to take it down to the bones. Okay. And now we're at $70,000 in rehab or $115,000 in rehab. So now we go to the Profit Analyzer. And as you'll see, my profit now drops almost in half, but still If all things are equal, I know this is a viable deal to move forward on. And when I'm all ready to go, I go down here and I hit submit an offer. Did it carry my stuff over? Think it'll submit it. And then I hit and download, submit my LOI, and it said I need to download again because I didn't refresh. And voilà, ladies and gentlemen, that quick. You and I just analyzed the property that I can submit an offer on, on worst case scenario. Now I can do this, I can do 100 properties in an hour, and I can find the top ones and submit. So now you're submitting no less than 5 offers a day. You all know that the number one thing is you got to get out there in front of everybody. Me back this thing up real quick because here's the other thing. It's probably not a safe bet that this seller is going to take $70,000 for the house, but because I did my analysis, I know that I can offer— my maximum allowable offer is $81,000. See, I already know the math for you. You don't have to go into spreadsheets, you don't have to go in. It told you based upon that rehab, I got to put $120,000 in rehab and I want to make anywhere around 30 to 40% profit. My max allowable offer is $81,000. There's no brainer. There's no emotion.

Toby, quick question. They wanted— Douglas and them wanted to know, how do you know what rehab costs to put in? Excuse me, David wanted to know that.

So, David, that's a great question. We prebuilt 3 levels, and if you don't have inside pictures, you're going to have to go to the property and look at the level. If you're an experienced rehabber, this is simple enough. If you're not, then it's not that simple. Now, here's the awesome thing, David, is my AI, the part of this package that goes on your phone. You can video the house and say, tell me what the estimated rehab will be. And within, I don't know, 2 minutes, maybe not even that long, it'll tell you what the estimated ARV is based upon the visual that it saw. This is the other tool that comes with this. We've, we've looked at every level of experience and said, how do we ensure that a real estate investor is protected to make the right decisions? So you can go to the house peek through the windows, get in, whatever, just video the whole house all the way through, talk to it. Hey, I'm in the kitchen, I gotta have new cabinets, new countertops, new appliances, new, uh, fixtures, all that. And then say, tell me what the estimated rehab would be. It'll go through and it'll give you that answer. Then you can plug it in manually. Okay, that answer your question, David? All right, it adjust the rehab cost on locations. Yeah, and, and that's the other thing Nick just pointed out. As I mentioned earlier, every zip code or every MSA, major, uh, metro area, has a different cost of living. So we've adjusted accordingly so that when you put in your zip code, it's going off of your cost of living in that area. It's automatically making those adjustments. It's cheaper than in Oklahoma to build a house than it is in Florida or New York or California. So it wouldn't do good for us to say, well, Oklahoma is the cheapest place to build a house, so we use that cost of material and labor nationwide. That would be stupid. So we adjusted that accordingly to its area, metro area. Okay. Hey, Toby, do you want to do a target property? In a minute. In a minute. Okay.

Toby, you do have another question.

Sure.

Can you only do this with the vacant properties? Will this work on land deals as well?

It will. It will work on land deals. Land is a different beast because land is up and down. Now, as we've always said, they're not making any more land, so buy all that you can buy. The problem is you have to then be able to look at what's coming in to the area and will that lot— now if it's vacant farmland, that's a whole nother beast, infrastructure and all that. Now if it's vacant lots, that's infill lots, those are easier to analyze and give you projected valuation. But if you're talking about acreage to develop and then create, that's a whole different deal because different infrastructure for sewer, for electric, for water, for permitting, all that. So this won't do all that. But if you have infill lots, this will give you what that lot would be worth and where your buy price should be. And if you want to put a house on it, what your ARV would be. Okay. All right. So pillar number 1 is the AI Deal Finder. And I just went through the whole thing. I guess I got a little excited. This goes through and finds your absentee owners. Distressed properties, foreclosures, and they may not be in foreclosure, but they may be a foreclosure signal. Divorce, death in the family, probate, outstanding utility bills, all that stuff. And then it will also help— it always analyzes what's going in the market trends. Is Costco coming in? Is there Starbucks within 3 miles? Is there a big Google plant coming? I mean, what's going on? Is this area getting ready to blow up? Or is people pulling out? So it's already doing all this for you and giving you, as we showed, as we showed, a score. You pull this up real quick. Don't think we can see it though. Yeah, right here in the top right-hand corner is a score and you have a score scale. So I can go all the way over to here. I only want the best of the best, best of the best to start with. And I hit apply filters and boom, anything that's a 9 or above, it gave me and narrowed it down to 6 properties. And, and there's a vacant. That's correct. So I go back and I hit apply and now I'm back to 9,000. So see, you— this is custom built for you, for your niche, for you to find exactly what you want to find in the area that you need to find it in. Okay. All right. It ranks the properties. It tells you the best and the lowest. We have that up here, the deal score from high to low and all that. Pillar number 2, the AI Deal Analyzer, instant acquisition intelligence. So when we go back to that deal that we were working on, let's think it was this one, right? We go back to this deal. Why does it do that, Nick? And we need to know immediately, is this a viable deal or is it not? And when we hit the analyzer, you pull me up over here. Yeah. Okay. When you, when you pull up the analyzer, it shows your graph of profitability. As long as you stay inside these parameters. Let me, let me do this. Let me show you this. I'm going to change the purchase price, Nick. Just so everybody will know. Let me do that. Nope. You, um, 652. No, no, no, 6, uh, one too many. Okay, we did that. Go away. And then I, um, we're going to change the— so we, we bumped our purchase price up. Yeah, yeah, and do a full gut. Well, let me manually put that number in. It won't, will it? And as you can see, my, my, my profit— as, as the prices went up, my, my profit got really thin. I'm now down to maybe on those parameters around $60,000 profit. Now this does not, which we will have, uh, there was, there was a, there was a bug in it. This will have your carrying cost in it. We call those phantom costs that nobody looks at. Just because it says I'm going to have $60,000 if everything is equal, I'm gonna have $60,000 profit, that is not a true number because you have Closing costs. If you go through a lender, if you pay cash, there's a better number. But if you go through a lender like us, Direct Funding Resource, talk to Doug or Andrew and you finance it, you've got closing costs. So you can figure about 6% closing costs just to buy the property. But good news is we'll give you the loan to buy it and 100% of the rehab money. Number 2, when you go to sell it, there's a cost to sell, and that's going to be probably another 6%. So on a— when we figured this property was at 2-something ARV, yeah, was our ARV 3? Yeah, yeah. 280 to 300. So you can figure another $18,000 total in and out. So $30,000 in closing costs. So that's $60,000. Is now 30. And that's what you got to understand. This is something that will be in this— figuring in your carrying costs, because then you have, while you're doing the rehab, while it's being listed, you got utility bills. People forget about this. This is where they go broke. They see, oh, I can make $60,000 on this. Holy cow, let's go, Johnny! And then they go over their rehab. That's okay, I got $60,000. And then they go and they sell the property and they go to title and they get a $2,000 check after 6, 7 months. I'm like, well, that wasn't worth it. Crap. So you got to be smart. We put all this in there. We tell you exactly where you need to be. This is— we don't, this tool does. And you can't get outside of that parameter. Okay. Any other questions? All right. So it's going to look at your ARV. If you can't get pictures— most off-market properties you can't— but you need to go drive them. You need to go look at the neighborhood anyway. If you're not— and here's, here's what I coach, here's what I coach— you use this tool in your area, you narrow it down to 10, 15, 20 properties on a list of high to worst. Okay, you have your numbers, you have your notebook, you get in your car and you go drive each property and you put an X or a check. And when you're there, you video— you take my AI, you video the house. Hey, tell me what you think the estimated ARV would be with all the things we talked about. Boom! Oh, I think it'd be $112,500. Perfect. I type, I got $115, so we're good. See, these are the tools. And now you go to the next one. So at the end of the day, you've just walked 15, 20 properties, you've confirmed your numbers, you've looked at the neighborhood. There's not cars piled up in this guy's yard, there's not trash in this guy's yard, there's not tall weeds. It's a nice clean neighborhood. We just have an eyesore. And when you have an eyesore, that's a gold mine because the neighbors want you to buy the house too. And they're the ones screaming and yelling at the owner, and they're the ones that'll tell you, yeah, Johnny bought that house 2 years ago. He came in started working on it and then he just disappeared. Gold mine. But now you can go through the masses of properties and find the right deals and not be wasting your time. It gives you the estimated offer. Remember I showed you the max allowable offer on those? And it shows you the profit margin that quick. That fast. Okay, pillar number 3, the scorecard showing you exactly what to do, where to go, how to do it without any risk. One of the things I'll tell you about investing, whether it's the stock market, whether it's passive investing, whether it's direct investing in real estate, you have to remove the emotions. You have to, no matter what, you have to remove the emotions, okay? The one you want to be emotional is the seller. You want the seller to be stressed. You want them to be in distress. You want the property to be in distress so that you are in control. We teach this, we work with you on this, and in this program, here's the glory, not only do you get my AI You get me, the guy that's done over $1.8 billion in deals over the last 30 years with over 13,000 clients. And I'm getting ready to show you how good I am on a couple deals that are coming up. Okay, pillar number 4, we also help you reach the seller through this tool. You'll know who the seller, the last seller was. You'll be able to submit an offer, you'll be able to contact them and go directly to them without having to do skip tracing and all that. This is a one-stop shop program. Okay. And then pillar number 5, this is where it really, really resonates with most of you, is the Pitch a Deal Room. We have a community. Number 1, we are a lender. Hard money, cheap money, cheap money. Let me say this again. Cheap money. I don't care if you're employed or not. We don't even ask you if you're employed. We lend on the asset, on the property, period. But now you can get into a community and you can pitch your deal, and there's high net worth individuals there. The Kevin Harringtons of the world are looking to get into real estate. They just don't want to swing a hammer. They want to put money in and get money back. We have this opportunity for you to get in the room with them and pitch your deal and share, hey, hey, Kevin, I got a deal here that for, for $30,000, $40,000, $50,000, which is nickels and dimes he spends out on lunch, you can come in on this deal with me and you're going to get $70,000 back in 6 months. Kevin's like, I'm in. If Toby vouched for you, if Toby verified you, if the deal is good, I'm in. That's how sweet it becomes. And maybe it's not Kevin, but you're in now a room where you pitch your deal. Once a week, find partners with you, secure the funding, and help collaborate on more and more deals. This is the opportunity we're bringing to you tonight, okay? You have the complete platform access, AI deal machine. I'm telling you, this is a machine you'll never find. And don't tell me I'm using— you're using ChatGPT. Don't tell me you're using what's, uh, Gemini. Don't tell me using Gromp. Don't, don't. Okay, those are good platforms. Those are not AI tools. They tell you how to go on a diet. They tell you what you should wear if it's cold outside. They tell you if you got a runny nose that you got— it's just, it's linear. It's linear. This AI machine goes deep into 30 years of information and success to ensure and guarantee you have the same success. Analyzer, the deal finder acquisition strategies. We put together 40 hours of scripts on how to present deals to the sellers, how to negotiate, how to really get down to the bare brass of it so that it's a win-win. And that's all anybody cares about. And then you have the investor community and lender network. Okay, here's the 3 things. The community pitch a deal. Okay, once a week, come in, log in, bring your deal or get in a deal. Number 2, the Advanced AI Legacy Basic Program to where you get AI tools and an analyzer, or the Legacy Elite AI Deal Finder Pro, which is what I showed you here. This is the Deal Finder Pro. You get my AI, you get me, you get the pitch a deal, all comes with it. You get to be able to run thousands and thousands and thousands scenarios unlimited, and you get me to coach you on the deals for the first 30 days. Okay, 3 problems we solve: finding the deal, analyzing the deal, and you're not operating alone anymore. The Unshakeable Investor AI Deal Engine solves all 3 of these simultaneously delivering to you intelligence, fast decision-making, and access to a network of investors. Because remember, there's 3 things you have to have to be successful in real estate investing. 3 things, write them down. Number 1, you have to have the right deal. Hardest thing you're going to do. Everything— everybody already knows this. Toby, I can't find good deals. I'm going to tell you a little story, show you a little bit. Number 1, you have to have the right deal. Number 2, you have to have knowledge, education. Okay, you got to know it's the right deal, and the only way you're going to know it's the right deal is if you're educated. And number 3, you have to have capital. This program and my coaching gives you all of this. My coaching, this program gives you all 3 of these all wrapped up into one so that you too can have an amazing life in real estate investing. Okay. Here's the question that every investor answers yes to. Imagine just for one second, close your eyes and imagine logging into a platform every week and seeing the top real estate opportunities pop up into your inbox, market ready, already analyzed, already ranked for profitability. That's what this machine does for you, ladies and gentlemen. That's exactly what this machine does for you. Can you imagine that? How awesome that would be?

Toby, we have a couple questions while you're going, if you don't mind.

Yeah.

Okay. The first one is going to be, is there a way to generalize the closing costs to be prepped prior to? Does your system tell you ahead of time?

Yep. You'll— in that deal analyzer, you'll have the option to pay cash or finance. We'll analyze it at about a 10% rate. On a 12-month term, which is worst-case scenario, and it will be built into your net profitability. So that answer to that question is absolutely yes.

And then the, um, next one is for both wholesalers and rehabbers: does this software have a way to quickly determine your MAO?

Yes, Max Allowable Offer, absolutely. Did they miss that part? Let me show it one more time. That's a good question. So when you go here and you analyze the deal and we go to the profit analyzer and you scroll up right here, can you throw this up, Nick? Blow it up big real quick. I'm going to have Nick throw this up real big just in case you don't see it. Okay. Right here. MAO, max allowable offer on that property is $196,800. That is your max allowable offer. With the estimated rehab, which I didn't put in here. But yes, when you do this, we always calculate based upon our algorithms, our knowledge of what we do on financing. Do not offer a dime over that. Remember, and that's a really good question, Michelle, there's one thing you can't control, that is the ARV. Whatever the market says it's worth is what the market says it's worth. You can't change that. The other two variables you have 100% control over: the cost of the rehab and the purchase price. Here's the other golden nugget I'm going to give you guys. This free golden nugget. I'm even going to get down here on your level. Okay? Money is made on the purchase, not on the sale. Write that down. Money is made on the purchase, not on the sale. Once you own that property, you can't do nothing about it. You're either going to make money or you're going to lose money. That's why we built this in here. You have a box. You have a box now that you have to stay inside of. And as long as you stay inside of that and it's green, it's green. Let me see if I can change this real quick. I think I can. I really wanted to manually put in a number, but I can't. Can I? That's fine. Let's see if I do a full— but this is the one we ordered. Yeah, no, it won't work on this one. So because I can't, I can't, uh, put more money into it manually, I'd have to go through and check all the boxes. Um, but you'll have a red box that says if you pay more than this on the purchase price and/or you spend more than this on the rehab, you're going to lose your shirt. It gives you that already.

Okay, and then the next question is would be able to show us good comps for the area?

Yes, that's absolutely— that's where these ARVs are coming in from, is from our AI, uh, AI comps. Okay, it's going to tell you exactly, and we have all this, uh, score breakdown as to how it got the scoring on this. This gives you all the details so that you can validate and verify, and you're, you're not make Here's one thing I will tell you. This is going to do 92% of all the work for you. You do have to do 8% of the back end of it. You got to validate. You got to make sure that the scope of work is right. You got to make sure that there wasn't a glitch in the ARV. You still got— but this— but now you have the right list to start with. Now you have a foundation of properties that are really profitable if all things are even close. Okay, but the answer to that is yes also.

All right, and then the last question was, can you, uh, help demonstrate how this software helps estimate rehab cost?

How it helps estimate it?

Yes, sir.

Um, well, part—

you explained that a little bit before.

Yeah, so when you get into the rehab estimator button— go ahead and pull this back up. You're going to blow this thing up for you guys so you can see it clear. When you go to the rehab estimator tab right here— can you use the mouse on— I can see my finger. Okay, here you're in the, in the rehab estimate. Now we built for, for demonstration, but you have a cosmetic rehab, you have a standard flip, which is just carpet, paint, cabinets, appliances, the standard. Then you have a full gut. What means we're taking down to the bones. Or you can manually go through and check these boxes. As you can see, as I check them, the numbers go away. As I check them back, it's building them in, and it's built on the cost of material and labor in your area. So as you're going through manually checking these, I'm increasing my cost, I'm increasing my cost. I'm just going to really blow this thing up. And as you can see, it's filling them in. And as I check a box over here, it's line iteming it here. Okay, everybody with me so far? And now we have our total, $141,000 with all the line items. Now let me show you this. Here's what's really neat. When you get all done, you hit that, you hit download, and boom, you're now going to get this sheet that says, I got a 4-bedroom, 2-bath at this property. Here's my line item of all the materials, all the things I want done that you now give to your contractor and have him go through and verify that he can do this work for that cost. You removed all the guessing. You removed all the misunderstandings. Okay. And again, MyAI, which I stand behind 1,000%, when you walk the house with it, with the camera on, on your phone, it will give you all these items that need to be done. In fact, it may even give you more, and then you can remove— no, the counters were okay. I'm good with the cat— the cabinets are okay. I don't need to replace them. I just need to paint them. But it told you cabinets are a problem. Yeah, they're from 1970, so I need to sand them down and paint them or what have you. But this gives you all that. That simple. Okay.

And Toby, can you re-clarify exactly what type of properties this platform will work on right now?

Single-family residence. So 1 to 4 units. 1 to 4 units. Land, condos, townhomes. Okay. Any other questions?

That's it at the moment.

All right. The final takeaway before I get into telling you how this tool has made me almost $7 million just a couple years ago. Speed, certainty, and access. It's bottom line. It's what we all want, what we all need. Speed of execution in real estate makes you millions. Being able to analyze and make offers before the property ever even hits the market is the goose laying the golden egg. Okay, so let me tell you a little bit about a property that I bought in Evansville, Indiana. Somebody here was from Indianapolis, Indiana. If you ever go down to Evansville, want to spend a night there, the top 4th floor there is our Airbnb. We call it the owner's suite and it is amazing. This is downtown Evansville, Indiana. I bought this property sight unseen, paid $750,000 for it. I put $4.3 million in it. This was in— we bought this in 2023, Nick. End of 2023, did the rehab in 2024, stabilized it last year. Today it's worth $10.5 million, give or take a dime. Okay, let me show you how good we are. Okay, this is what the outside looked like. Not too bad, right? For $750,000, looks like a gold mine, right? Well, This was the inside of it. It had been vacant since 2020. It was a 109-unit senior living facility that had gone bankrupt during COVID Yeah, and, uh, one of the sprinkler lines froze and busted and it flooded the complex. There was some homeless people living in it, but that's about it. We bought it for $750,000 sight unseen. I thought my wife was going to divorce me. She was pissed. She's not so pissed now because we went in, as you can see, took it all the way down to the bones. The left is before, the right is after. And this is what the complex looks like today. Left before, right is after. There's the complex today. 60 units, 100% occupied, rocking and rolling downtown Evansville, Indiana. Now let me tell you about this property. Here's where skill set comes in. Here's where emotion must be removed. This is a 94-unit complex in Longview, Texas. Same timeline, December, January 2024, right? Yeah. October of '24, down there. Yeah, end of '24, first of '25. Yeah, October '24, this property hits the market. Broker calls because I've told him we're buying everything in sight. Calls, says, I got a property in Longview, your backyard, 94-unit, 60% occupied. Uh, they want $4 million for it. We offered them $2.5 million. Said no, he needs $4 million. I said, too bad. We offered $2.7 million. Said not gonna happen, we're going to take it to auction, they're going to get $4 million for it, you're going to miss out. I said, fine. They did, they took it to auction, went to CREXi or to Ten-X, I guess, whatever it was, an auction. And it did hit $4 million. Winning bid was $4 million. Broker calls me, says, look, Tommy, I told you we're gonna get $4 million. You missed out. I said, I didn't miss out. I promise you this, either somebody's got more money than they got since, or this deal will fall out. Promise you that. Sure enough, deal fell out. Broker calls me back, Tommy, you were right. Do you want the property? I said, yeah, I want the property. I really do. I'm back to 2.5 now. He said, you can't do it. Here's what we find out. Long story short, he owes $3.1 million at a credit union, but he's got 4% interest rate. Now, this is in 2024, 2025. 4% interest rate not be found. He said, the bank is willing to give you a really good loan. I said, they already got a really good loan. I want that one. Oh, they won't let you assume that. I said, I don't care, then we're done. So seller calls back, says, do you really want the property? I said, yeah, I'll take the $3.1 million balance with the existing loan at 4%, period, and you pay all closing costs. He's like, well, we'll see. Send your documents to the bank, send your financials. We did. The bank called, said, we'll do it, we'll give you the loan if you'll take over the property, put your money into it, get it, because it was I'm going to show you some pictures. It was bad. It was bad. Yeah. Yeah. And the bank never— and when I told them I wanted to assume the loan, the first thing that the executive vice president told me, we've been in business for 60, 70 years. We've never done a loan assumption. We're not going to start now. I said, then I'm not doing the deal. Long term, long story short, we gave them our financials. We gave them who we were, who we are. They said, we'll do the deal with you. We'll let you assume the note. Great. We did our due diligence, came back with 272 photos. Oh, I'm going to show you this first. 272 photos of this. These were people actually living in these units. These were occupied units. We took all these pictures, sent them back to the bank. Too many. And they said, oh, are you going to walk from the deal? I said, no, I'm not going to walk from the deal, but I want the deal. I want to do right by the tenants. I'm— you should lock up the seller, but I'm going to need another million dollars to do the work. They said, done, we'll give you another million dollars to do the deal. So come time of closing, I bought a $3.1 million property, got a million dollar line of credit, and I brought $3,000 $797.35 to the table. That's how you remove emotion. That's how you negotiate, analyze, strategize, and succeed. This is the property today. This is the housing that the people have for today. See, not only do I bring you some amazing tools But I bring you 30 years of experience, 30 years of analyzing, 30 years of lending my own money to other investors to ensure their success and profitability. You're not getting some, some program or some course of somebody who's never done anything. You're getting the real deal when you sign up with us. All right, any more questions before we get to the meat of it? Here is the programs. Okay, real simple, real clean. I've discounted them because I want to roll this out to everybody. Interest rates are getting ready to drop, the market is getting ready to go gangbusters, the bubble's getting ready to burst, and if you're not in the streets with the properties, you will lose out. So we dropped and sliced the pricing to give you guys opportunity to get ahead of the game before the game takes off. You can go ahead and put it full screen if you want. So they can see it. So as I mentioned, Pitch a Deal, it's a monthly subscription. You pay a monthly subscription. Every Thursday we are online. You bring your deal or you help fund the deal. I don't care. It's a network and a community of people wanting to invest or get their deal funded. Simple, plain and simple. That's the Legacy Pitch a Deal. It's a monthly subscription, $97 a month. It does not get any better than that. Second option is the Legacy Basic. Okay, you get the Pitch a Deal automatically. You get full access to us as a lender in our community. You get access to the, to the Pitch a Deal and you get access to the Ignite ecosystem. Plus you get the Execution Training Vault, the Real Estate 101 course, how to structure, underwrite, and, uh, capital stacking programs. And you get my AI. And I'm telling you, my AI is worth $100,000, and I'm not bragging. I'm telling you, for the AIs that are out there that are charging more, they can't hold a candle to it. They can't. Okay, that's $19.97 one time. You get all that for life. The Legacy Elite, which is where all our clients are jumping to immediately. You get the Pitch a Deal, you get everything in the Legacy Basic, but you get this monster. You get this program that I can ensure you nobody has, nobody can build because they don't have my brain. Full access to everything we've talked about, plus the AI advanced underwriting and modeling tools, the deal pipeline managing AI, the live market. Oh, let me show you this. I didn't even show you guys this. Pull this up. Once you pick a deal, once you like a deal and you favorite it, you go into your pipeline and you can move these deals from save to research, to research to analyze, to analyze to submit, to submit to underwrite contract, to close. So we built in a pipeline for you. It all stays inside this ecosystem. See, we're way ahead of everybody right now. If you have tools, I can promise you this, If you have tools, you got 5 or 6 different tools you're trying to manage everything with— an Excel spreadsheet here, a, a, a Sizer over here, or rehab analyzer over here. You got your CRM over here. Do you— ladies and gentlemen, we built it all right here under one ecosystem so that you can be simple. Here's what I know about life: start enjoying it. Start enjoying it. Have fun. Go out there and find the best deals. Run them through a system, run the masses, and then go play. Go play. Real estate gurus have systems that do— that does all the work for them and ensures their success. So this is what we built you. You get 2— 1, 2 private coaching calls with me per month. Okay, we first onboard you in the system first and foremost, and then you can pick my brain. You have my AI. But if you want to share a deal with me, you want to analyze it, you want to get into multifamily, you want to get in commercial, this is where you can call me and we'll go through it all. And when you're part of the Legacy Elite, you are the first to be able to pitch a deal. Elites go first. If we have time, everybody else. Okay, if we have time, this gives you first right. Any questions on this? Because we're done. We're— and I'm not going to shut it off, keep going. I just—

yeah, yes, there was a question. They wanted to know if they could start with the monthly and then move up through the program.

Absolutely, absolutely. Give it a try. Hey, here's the other thing, ladies and gentlemen. You do the Legacy Elite, I give you 7 days No questions asked. I give you 7 days. You buy the Legacy Elite, you get 7 days. You got to buy it tonight though. 7 days. You don't like it, full refund, period. 7 days. Come on. If you can't run through this— and here's what I— here's what I know. It'll take you about a day to really understand all the tools. And on day 2, you're gonna be calling me, thanking me. You say, hey Toby, I need this tool built, I need that tool built. You're gonna start telling me what other things you want built. And I got a team That's all they do is build this stuff out for me. So you and I become partners because you went through and said, hey, you missed this little glitch, you missed that little glitch. If we could do this, we could do that. All right, let's build it. See, I'm in this for you. I'm in this for you. The market's getting ready to explode. We have been in a downturn since 2022. 4 solid years of crap. In real estate. It's going to explode. As we all know, real estate is like a roller coaster. It goes down, and when it goes up, it goes high, stays up there for a while, and then drops back down. You want to get in now while it's low, just like a stock. You want to get in when it's rock bottom. It's been rock bottom for 4 years. It cannot stay here. It cannot survive here. It's getting ready to explode. You need the tools to ensure you're grabbing every viable deal on the market nationwide.

And then there was another question at— to the— they missed the source of these pocket deals at the beginning. How is this better than the other software that's out there? And how do we know that we're not fighting with other thousands of REIs out there with this list?

So I know of no other program out there that does the sourcing, the rehab, analyzation, the profitability, the submit the offer, find the seller, all under one roof. Now, there probably is 5 programs you can buy, skip tracing you can buy. You can go to other programs that will give you list and you can do an Excel spreadsheet to do your rehab costs. There are individual tools They're not wrong. This is all under one and does it in seconds. If you don't remember, if you don't remember our database that we pulled up in the off-market listing, you want to flip back over there real quick, Nick? In the off-market, there's 1 million properties that it sourced in this area on off-market properties. There are 82,000 on-market. We click over to there. There's your on-market properties that are on the market. You don't have that tool. I can promise you, you do not have that tool. I've spent too many hours making sure what we are providing is one of a kind, solving a problem of speed. Now, you— there, don't get me wrong. You can have your skip tracing program and you can have your probate and pre-foreclosure lists and all that. And then you can have an Excel spreadsheet that, that you can plug and play your scope of work. And then you might even have a profitability in that. But they're different programs that you got to merge them all into. And that's chaotic for me. That's chaos. That's, that's, that's working reactively, not proactively. We built it so it's proactive. It goes and finds the deals, scores them for you. That's an 8.9, 8.8, 8.4, 8.7. Oops, didn't mean to do all that. Go away. I hit it too many times. It scores them for you. So it's already ranked them based upon the information that it has so that you start at the top, not at the bottom. Right now, when you go get your probate list, your pre-foreclosure list, your tax sale list, You don't know what the ranking is. It's just a list that anybody can get. You are competing with everybody else because you're having to do all the work. You're getting the same data that everybody else— you might as well be going to realtor.com, zillow.com. This system sorts through all the mess and gives you the gold.

Okay. And then they were asking if you could one more time tell them the difference between, um, the basic and elite package. You missed that.

Pull that back up, buddy. Oh, just— yeah, just big screen so they can see it clear. All right, so the basic is basically you're going to get tools, training tools. You're gonna get my one-on-one real estate course, how to find deals, what you need to do on daily activity. It's more of a course. You will get my AI to be able to ask questions, do the video of rehab and all that. It's a basic starting package. More set for beginners that are wanting to learn before they leap. So the Legacy Basic is for those people that have done 1 or 2 deals or no deals, and they just want to be able to get a feeling of what should they be doing. My Real Estate Course 101 is profound. I kid you not, it's profound. It gives you a daily discipline of what you need to be doing each and every day. If you were on here in the beginning, you heard Latain Wilson give his testimony. This guy had submitted in 90 days— submitted how many deals, Mick? 17? Yeah, yeah, 17 deals submitted through our program. Submitted 17 deals, of which 7 of them he put under contract inside 90 days. Never done real estate before. I think he'd done 1 or 2 deals with y'all, I can't remember, but, but very, very basic beginner with our program. In 90 days, analyzed 17 deals, submitted offers on probably 20— no, about, I guess about 10, half of them— and got accepted contracts on 7. That's how cool this is. Okay, so you have the basic, gives you the courses, gives you a tutorial training programs, the vault gives you my AI to be able to learn. I'm going to show you, I'm going to show you, I just— I'm going to show you. Here's my AI, people. You're going to— again, I don't know if your skirt's been blown off yet, but this will do it. Hey, Toby's AI. I'm looking at becoming a brand new real estate investor and I live in Charlotte, North Carolina. What is the best zip code for me to be looking for fix and flip properties to start my career?

If you're starting fix and flips in Charlotte, focus on zip codes that offer either quick turnaround or strong appreciation. For faster flips, consider 28273, 28217, and 28212, where entry costs are lower and flips can move faster. If you want higher upside with longer hold potential, look at 28208 or 28205, though they may need deeper rehabs. In 2026 conditions, I'd suggest starting with the quicker flip zones for less risk. Now, which zip code are you thinking about first?

Ladies and gentlemen, I'm not going to give you all my trade secrets. That's how powerful my tools are. It just analyzed the whole— I just gave it the city and state and it told you the exact zip codes and why. There's not a program out there like this. There's not. That's what I give you as a basic beginner to start with. And of course it goes— if you upgrade to the elite, you come with that, with all this. This is the power that you now have at your fingertips. When you take that right there, that AI, and you video a house and say, now tell me my estimated rehab, it does it. Then you just email it to a spreadsheet. That's the power. Okay, Randy, did you throw the link and everything in there? Andrew, Doug, you guys got this? All right.

Toby, we got another question.

Sure, go ahead.

Christine wants to know if you are considering purchasing and doing as an Airbnb, does it analyze the going rental rate and factor in seasonality of in the area?

Give me, give me the city and state. She didn't give me one. Good. Christine, you still on?

Cape Coral, Florida.

Okay. All right. I'm looking at Cape Coral, Florida, and I want to know Is that a really good area to go into for Airbnb or should I stay clear of that? What's your opinion?

Cape Coral can be a solid play for short-term rentals if you do it right. I've seen people thrive there, but here's the key. Don't fall for hype. Numbers first. Look at occupancy rates, seasonal dips, and real regulations on STRs. If those numbers don't give you at least a 20% buffer, don't do it. I rebuilt from ashes in 2008 by sticking to that discipline. So tell me, have you run the real cash flow projections yet or are you still in the idea stage?

So let me ask you this, if I get into Cape Coral, is there a better zip code than others for me to start as a newbie?

In Cape Coral, some of the top zip codes for short-term rentals include 33904 near the Yacht Club and Marina, 33990 in the Southeast Central area, and 3393 in the Northwest. Occupancy can be around 61 to 63%. Peaking near 89% in high season. You need to stress test numbers, watch regulations, and ensure at least a 20% margin buffer. Once you pick a zip code, run actual rental comps, and we'll check the deal.

And what it did also, it gave me pictures of the area. Yeah, see that? As it was talking to me, it gave me those photos of what I'm looking for. That's how powerful it is.

I get it. Visuals help you picture the market. But remember, photos don't close deals, numbers do. So let's stay focused.

Thank you. I was showing the audience. Thank you very much, sweetheart. Have a good evening.

No worries. Just keep them focused on action, not entertainment. You too, get some rest.

Bye. She gets a little sassy. She gets a little sassy. Yes, I have 3 wives, ladies and gentlemen. I have my marital wife I have my business wife, or my working wife for show, and now I have my Toby's AI that is more sassy than all of them put together. All right, what other, what other questions we got, ladies and gentlemen?

It's, uh, if it asked on the land, um, if it can help give values on the best way to analyze it for the land, for the prices for flippers.

Absolutely. My AI— here's, here's, here's the, the gospel truth, ladies and gentlemen. My AI will analyze any and every deal you bring. When I tell you it's got 30 years, it's got over 10,000 transactions. And when I say transactions, as you know, we are a hard money lender. Every deal that we evaluated, whether we approved it or denied it, was dumped into this. The reason why we approved it or the reason why we declined it, it dumped in all the data from the scope of work, the AR, the appraisals. Everything has been dumped into this thing and built out. So it's got 30 years, it's got 10,000 deals. It's got $1.8 billion of data dumped into it. It's looked at and understands everything, and it's AI, so it's evolving. Every call I'm on, every coaching call I'm on, every deal that Rochelle does, every deal that Doug does, every deal that comes across our desk today gets dumped into it so that it knows Why or why not? It's evolving. That's how powerful it is. Nobody else has this tool the way we have it. Doug, did you have a question, bud, or something? All right. For any of you who say this is amazing, holy cow, I love it, but stop it, stop it. If you cannot invest $2,000 to $5,000 into your career to have hundreds of millions of dollars in real estate assets, then why are you in the business? Why? I just showed you what we did in 2020 $5 million. In 12 to 16 months, we made almost $8 million in net profit. Why? Because we made a choice to execute, not to think about it, not to let me, let me sleep on it, let me, let me toss it around. I know there's something else out there. There's not. And if there was, you would already have it. Now is the time, because here's the deal. After tonight, you see those prices that are marked out— $1,200 a month, $21,000, $60,000— the minute we finalize the fine-tuning on this, that's where the prices are going. This is a $100,000 program that will be worldwide. I promise you that. If any of you know me Google me, please Google me. You'll see everything I do is to the extreme. You want to get in on the ground floor with a guarantee that if you don't like it in the first 7 days, I'll just send your money back and move on. I don't care. $5,000 doesn't make or break my budget, but it will transform your life. That is a promise because you get me, you get my team, you get our program. There's no risk. There's no risk. You make this lifetime purchase up on the first deal. The first deal, you make it back. And then from there, it's Katy bar the door. Okay? Katy bar the door. Talk to your buddy Doug. Talk to Andrew. Talk to Randy. Get your program purchased now before this thing skyrockets, because I promise you, This price is introductory only. It's as good as it's going to get. It's only going to get more expensive as we continue to enhance it. Okay. Any other questions? Hey, it is Tuesday night. It is 7:26 PM, March 17th. Happy St. Patty's Day. If you don't have green on, shame on you. Shame on you. Nick doesn't have green on. Randy doesn't have green on. I think Angie's the only one in the office has green on today. Shame on all of us. We're not even celebrating. I got, I got my green. I got my green cup. Okay, I'm safe. You guys have an amazing evening. Love you all. If you need something, you know how to get a hold of us. Go out there, be the absolute best you can be. Have a good evening, guys.