Full Real Estate Training That Made Me A Millionaire

I've made millions of dollars wholesaling real estate, but last year I almost quit because I was about to go bankrupt. So if you're someone who is struggling or you're going through a rut, I hope this presentation helps you because I can break down exactly what I did in order to scale my business to $200K a month. And I cover all the mistakes that I made and what I had to change in order to make that happen. So make sure you subscribe and watch the entire video.

So how many of you guys think you're building a business, but in reality you're building something that you hate? Any of you feel like that sometimes? Well, that was me last year. So I built a business, made over 7 figures last year, but at the end of Q4, it kind of came crashing down, which I'll talk about right now. But I'll tell you how I got here. I hired my first mentor, Mr. Ryan, and then in 2022, I was ready to take on the world and flip all these houses and make all this money, but Something happened. As soon as I bought my first couple houses, something funny happened. The rates went from 2% to 7%. Anyone was there? Anyone got some losses? Cool, so my first couple houses were losses, and that year I think we did like 6 deals with like $100K in revenue, and I put that money to learning how to wholesale. So I hired some coaches that kind of taught me how to wholesale, and then my first full calendar year of 2023, we did $750K in revenue with around 50% profit margins. We did 32 deals with around $23K average deal size. And then in 2024, we did a little over a million, but the revenue was way lower. And then this is kind of one of our biggest deals that, you know, we closed. But despite the success, Although everything looked good on paper, I was building a house of cards. Why? Because I was not tracking my KPIs. I was throwing spaghetti at the wall, something would stick. I was hustling, saying, "I'm the revenue driver. I'm too good to be doing numbers. I need to make this profit." But I thought I had a business, but in reality, I had a job. I bought deals that I shouldn't have where I lost money on flips. I wasn't training the team properly and it was all my fault. And I wanna show you, hold on. It took me 2.5 years to track my KPIs on my marketing channels. Now what I want you to see here is this is 2024. So we closed like $650K of new revenue in 2024. And the additional $400K came from the previous year of deals that we were working with. So most of the money we made in the first half of the year, But if you see my PPC, I spend around $100 grand and my ROI was around 4.1 'cause we made around $462. So with all this other marketing channels, the total came out to around $130 grand that I spent that didn't even convert. As you can see, the return on investment, like it sucked. But I could have put that extra $130 grand into my PPC. And if you multiply the $130 times the 4.1, Kind of gives you an additional $600 grand that I could have made with one profitable channel. And what was the turning point? Well, that house of cards that I was telling you about, the things that I wasn't good at, quarter 4 of 2024 kind of kicked my ass. So nothing was selling, had 15 houses, and I didn't manage my cash properly, and all the things that I was doing wrong finally came to light and, you know, exposed me. The team was bloated. I wasted all that money in marketing with weak tracking. And I started resenting the business that I had built where I hated it and I was looking for new opportunities. And I got tired of the day-to-day grind and I know that, I knew that I had to kill my previous self in order to make a change because I wasn't where I needed to be. Oh, and this was like my bank account, kind of like after making hundreds of thousands of dollars around December. And imagine making all that money and then you see this, you're like, what the heck is wrong with me? So, what was the comeback? I got tired of that feeling of not being where I wanted to be. And there was 3 books that changed my mentality and my attitude. How many of you guys hate running meetings? What did you say? How many of you guys hate running meetings? You do? You do? Yes. Okay. You guys need to read this book. It's called The Motive. Basically it talks about two CEOs. One crushes and one doesn't. So it's a short read. I think you can read it on the way back home. But that's huge because it kinda goes over how you can lead your team and how you can own up to training them and making them better. Because you're only as good as your team. The second one, is anyone going to like a RUD or, Maybe they lost a bunch of money or you have all these negative feelings about yourself. Okay. This book, Outwitting the Devil, was written in, I think, 1910 or something like that. And it was published in 2011. So what this book talks about is how the devil kind of controls us just based on how we get those negative beliefs for ourselves, right? Where we have, they call it drifting, where we don't know where we're going. And we're just kind of chasing all these different things. And basically it talks about all those negative things that affect you, but kind of once you read it, you'll be able to figure out how to cancel those thoughts. And that's gonna help you a lot with your attitude. So I recommend you reading the audiobook and the physical copy, and you'll know kind of what I'm talking about. And the third book, which kind of around the idea of, me learning Facebook ads was the Hormozy book. He talks about when he figured Facebook ads, when he was running Gym Launch, how he got like a crazy return. And I already had some other agencies that were running my stuff, so I thought, I mean, if these guys could do it, so can I. And I basically started applying all the coaching that I'd invested in. So over the last 2 years, like I invested over $150K in coaching, but I wasn't doing what I knew that I was supposed to do, right? And I built for profit instead of chasing revenue. And I simplified my business in order to serve me instead of the other way around. So rather than just chasing revenue, I'm like, okay, what do I need to do in order to net the money that I wanna make? So cut down the noise and I got to work and I joined Level Up in February of 2025. So simplifying your business. As wholesalers, there's only two things that we do. We market and we sell deals. That's it. A lot of the times we want to overcomplicate it and do all these things and you say you flip and you do construction, you do this and you do that. But at the core, we market and we sell deals. And there's only 3 things that we control, which is the CAC, basically how much does the contract cost you, how much do you make per deal, and the cash conversion cycle. So, meaning, if you get a deal, how long does it take you to sell it in order to make that money back into your company? And you need to simplify this as much as possible because what only matters most is how much money you net at the end of the day. And if you don't know your KPIs, you're toast. How many of you guys don't track your KPIs? More or less? Okay, well, if you don't know them, you're toast. So I thought, how can I decrease my— cost per contract and increase my LTV. Well, that idea of running Facebook ads, I brought it in-house, and then around January I started, you know, kind of recording my own ads. Cost per lead was around $60, and then it dropped to like $50, and then $40, and then $30, and now it's like, it'll be below $30. I know Courtney talked about this yesterday, but, Once I find the ads that work, I like to do the CBO, so the campaign budget. So I put a budget on the campaign level and I like to do dynamic. And then I like to do 2 ad sets, so 4 ads in each, 4 are videos and 4 are images. And then I basically take them to a lead form. So you put out the ad and then on the lead form we have like a local homeowner feel. Whenever they click on it, tell them that we're local and we're there to help them. But after they fill that out, my team calls them within 5 minutes and then it gets pushed to the CRM. So, a lot of people ask me, okay, what ads should I make? Well, no one knows your market better than you do, right? And you can start with something simple like you in front of a house, sell your house fast for cash. Different images of properties that you have bought. You can run video ads. and then you can call out your audience. So, where I'm at is called the Hidalgo County. And then you put your ad copy and then your video has to be something compelling. So, this thing right here kinda helps you how to make your ads. So, the most important thing is gonna be your hook, which is the first 5 seconds of the video. And then the way that I like to do it is record those in segments. So you can have 6 hooks that are 6 seconds long. But you focus on different pain points. You can focus on emotional, maybe the fact that you can do some like scarcity or market, but you can put those and pair it up with your core offer. So the core offer meaning, okay, what you do, how do you help them, and in what timeline, right? So for example, okay, we buy houses for cash, no closing costs, no commission, you can leave everything as is. And then the close is the CTA, the call to action, You need to tell them what they need to do next in order to receive that offer, right? So fill out the link down below in order to get your cash offer. So if you're able to do all those things, you can get a bunch of creatives and test which angle is gonna be the winning one. And also what's very important is marketing is 50% and sales is marketing, is 50%. So the lead comes in, the lead manager qualifies the lead, If it's qualified, we'll set up the appointment with the closer, and then the closer does the reprocess. So we don't do diagnosis to offer, we do diagnosis/intro call where we qualify it and then the closer's job is to build that process, I'm sorry, build that trust with the seller because, like I was saying yesterday, sellers wanna sell, it's just a matter of who they're gonna sell to. And the answer is they're gonna sell to whoever they trust most. So the reprocess gives us the ability to build that trust. And we set the framework like, "Hey, I'm gonna ask you some questions. They may sound repetitive, but my goal is to get all the information from you so that we're able to give you our best offer." And then we set up the offer call. And then once that's accepted, we set up a contract call. And like I was saying, it's easy to kind of blame the marketing, but we gotta ask ourselves, "Okay, am I actually leading the team the right way and training them?" and giving them the resources that they need in order to convert those deals. So before I kind of talk about the results that I've kind of made, kind of from going through all that period, I had to make some changes in me. So how did I go from operator to CEO? Well, now I lead my team like a sports team. I track my numbers weekly and I hold my team accountable where everyone knows what they need to hit in terms of appointments, offers given, appointments completed, all those things. And I make decisions based on data, not on feelings. Because if you are not tracking it, you're flying blindly. I have 8 players, so I made 2 key hires that were huge. One was my dispo manager slash, kind of, CEO, so he helps me oversee everything. And I hired a new closer who got like 30 deals in like 90 days. And now I spend my time being proactive instead of being reactive. So what were the results? So after kind of going through all that stuff and applying all these changes, June was our best month in terms of profit. So we made like $226,000 at around 70% margins. And then this is July. We have around $108,000 closed and we have around $60K pending this week. And now my team is stronger than ever and we run very lean and mean. It's 5 people, have 2 lead managers, 1 closer, 1 dispo, and myself. Our cost per lead on average is around $35, and it takes us 25 leads to get a contract. So our cost per contract is around $1,100. Average deal size is around $22,000. My monthly overhead is only like $30K. So now we have high profit margins. I love meetings. I love talking to my team. Like, I could go get a beer with all of them. And I can come to events like these and my team crushes. So when I was doing the presentation yesterday, we got a deal, and then this is kind of right now, like 20 minutes ago, for Lito already, we already got like 3 appointments. So, what are the takeaways? Most of you guys already know what you need to do, you just need to do it. You need to have the discipline to look at yourself and be like, okay, what do I need to change? And you also need to focus on the right things, because business is a game of levers where If you increase something by 5%, it's gonna have a huge output on your bottom line. So you gotta be able to think back and actually look at the data to see what is the things that you need to focus on in order to drive that revenue. The other thing is that you are smarter than you think. So for me, I would be like, "Well, I don't wanna track my numbers. My job is to make the revenue." But you gotta be able to kill all the negative beliefs that don't serve you. Because it's easy to overcome all those things 'cause it all just starts with yourself. The other thing is you need to have like an inbound marketing channel. So if you need to bring it in-house, you need to do that. And you need to have a replicable sales process because they're the main levers that you can pull in order to start making more money. And then the last one is you gotta be a better leader and you may be one hire away from building the business that you want to build. So it's kind of me and my team last week. Go to the next one. And that's all I have for you guys. If you want to follow me on the socials, right there.