How To Wholesale Real Estate For Beginners In 2025 (FULL GUIDE)

In the past three years, I went from being a fat, broke and lazy college student who was over $30,000 in debt and lost all of his money in the stock market to a fit and healthy man who's making over $40,000 per month. My first year in real estate, I closed over $4 million in transactions. Last month alone I bought five new rental properties. And this week alone I have over $500,000 pending in new investments, all while working less than four hours a day. And in this video, I'm going to walk you through every single step I would take to start real estate from and go from $0 to $40,000 profit per month. And I'm talking every single step. You're going to have the literal blueprint that will take you from being broke to making $40,000 every single month. Quick disclaimer. This video is going to be packed with incredibly valuable details. So if you don't have the focus to watch this video, take everything in and apply it. Even though it would probably get you everything you've ever wanted in life and more, I just click off now. But for those of you who want to succeed, escape that 9 to 5, have that financial freedom where you can take care of yourself and your family and finally travel the world and take control of your life, watch this video all the way through and implement the exact steps that I'm about to reveal to you. This is the ultimate guide to life changing success in real estate. The no BS approach that will take you from $0 to $10,000 a month in just 90 days. Okay, there's not a single video like this in existence for free at all. Not even on YouTube. There is. This is nowhere to be found. This information is so incredibly valuable that it will take you to your first five figure month in no time. First off, why should you listen to me? Well, that was me four years ago about to go $38,000 into student debt and car loans, who was fat as shit, to be honest with you. And then that's me four years later making $48,000 a month, happy, fit and healthy. That is why you should listen to me. But again, if you don't believe that, let's go into some more details here. Okay, so I've done over 5 million in real estate transactions while still in college. Yes, I'm still in school. I haven't even graduated yet. We've already done over $5.1 million in real estate transactions. I'm going to take you through a couple of the deals that I've worked With so this is the first flip that I ever bought. I paid $62,000 to close, plus attorney fees on retainer, which were about $2,000. Renovations costed us $113,000 for this. And then the arb was 290,000 arv's after repair value. So subdivision and paving. We're actually going to build a new build on this lot. And it's going to cost us a lot to subdivide and pave, and that's going to cost us about 16,000. The new build cost was $216,000. So that was the new build going up. And then the sale price of that new build should be around $310,000. So the total estimated profit for this One deal is $187,000. And that will all be completed within a year. And so that was found by just consistently posting on Facebook. This house right here. Someone just said, hey, we'll sell you this house. I was just, because I was a young guy, post on Facebook and they liked the hustle. This was my first ever accepted offer on an investment property. And it turns out we massively underestimated the construction budget and decided to terminate the agreement. Because this thing, you see this red roof? Yeah. They installed that over a rotting roof, so we couldn't see that. But when we went up under there, it was completely rotting. The facial board and all that. You now added like another 40k to our budget because we had to replace the entire top part of the house. Just wasn't worth it. And so this right here we bought, this is one unit or this is two units out of the four units of this property. We bought into this property with $75,000 in equity and $1,000 in positive cash flow in just the first month. And that is being improperly managed. So once we come in and do forced depreciation, which is raising the rents, getting this thing accurately, and we have a government program that's going to pay us an extra $2,400 cash flow. So we're going to be getting about $2,900 in cash flow per month, plus another $150,000 in forced appreciation that will go straight to our pocket. That is the power of cold calling. This one was from driving for dollars and cold calling until and asking the question, do you have any other properties you'd be willing to sell? And then I also am a real estate agent, and this deal alone made me $29,000. And that was literally just from talking to people at the gym about real estate. Because I talk about real estate every single place I go, no joke. And listen, I've helped countless people transform their life financially, mentally and physically. And I'm here to help you do the same. These people have paid me tens of thousands of dollars to help them transform. And I'm giving you this knowledge for free. I hope they don't kill me, but at the end of the day, I want you all to succeed. So let's do it. So what we're going to cover today first, how do we take control of your mindset? Okay. And then how do we determine our own outcome? Once we have that, we can talk about business. How to establish yourself in the real estate industry. How to find off market real estate deals which is what makes you the most money. How to network with top performing professionals. How to give people to give you money for properties. That property I bought this, the first property ever bought was $62,000. Guess how much I paid out of pocket $0. I had a private lender give me 100% of the money. How did I find him? By networking, talking to people and knowing people of my community. And then how to scale your real estate business and how to become the face of real estate in your area. We're going to cover all of that. Okay, so what we don't do, when you come to this, I'm very ethical. I want you to know this up front. I don't lie to people. We don't lie to people. So if you want to be a part of this, we don't lie to people. We also don't accept being broke. We're not lazy. We want to make money. All of us want to make money. We're not going to accept being broke. We're not going to stay fat. I was fat as shit. You saw that picture of me. You can't stay fat if you're going to be in this. You have to get mindset control and discipline and then let people's opinion dictate your outcome. That's not happening. People are going to talk shit about you, people are going to make fun of you, people are going to hate on you. You cannot let that affect you at all. And then we don't quit. The last thing we do is quit. I will not accept quitters. That is just not how this works. If you're going to buy in, we're buying in for the long haul, simply as that. What we do is we praise God. We focus on self betterment, we hold ourselves accountable, we invest in our education, we reach goals and we never quit. If you do all that stuff, you will be successful. Okay, so I'm going to start off with a base. What is the base of how do we do this again? First we have to master your mindset and take control of your life. I'm going to give you a ton of tips to do this. As soon as we get into the actual content of this course, then we're going to take over the real estate industry. We have to take over the real estate industry to become the face of the city, which is networking. So once you become the face of the city, you network lot, everyone knows you, you get access to more money, you get access to more deals and it's just way more consistent. And then we're going to invest. Once we have built our name, built our face of the city, established ourself, got some money, then it's time to invest. We're going to buy real estate. Buy real estate. Buy real estate as much as possible. I kind of give you a walkthrough. It's 15 page guide. I'm going to link this in the bio. It's a 15 page guide where you can just go ahead and read this. It'll teach you everything you need to know. This course goes extremely into depth, so you probably won't need this. But this will give you a quick, brief overview if you ever forget anything. So first thing is mindset mastery. Look at the difference, these two photos, all right. You would not even know this is the same person. That's how crazy it is. And it was all because of mindset. Let me tell you my daily routine. So I worked out twice a day. I was in the sunlight two hours minimum. So usually I stayed in, did a workout outside. That was two hours, four hours of learning a skill I love to learn. And I did that because I wanted to make money. And the only way to make money is to have a lot of knowledge. And that's all you have to do is you have to come in and get it. You have to learn and be able to provide value to others through a skill. So learning a skill is very important. No processed foods. Processed foods are like literally the devil. You need to stay away from that and then pray three times or more a day. I mean, it's so important to be in touch with God. He's the one who provides everything for you. He's the one who's helped me through absolutely everything. I can't tell him how much I appreciate him. And you need to do that. You need to do the same thing. As well if you plan on being successful. So give gratitude to 10 people. I think it's very important to show others how much you care and how much you appreciate what they've done for you. It's extremely important because these people will change your life. If you need help doing this, I would suggest reading these three books. If you don't know David Goggins, he is one of the most hard ass men you'll ever meet. He published a book called Can't Hurt Me and never finished. My favorite one is Can't Hurt Me. I think everyone should read this first. Especially if you plan on changing your life for real. And then Extreme Ownership is incredible. It's by Jocko Willick and it's one of the key factors of my success due to the fact that everything is your fault. So let's go ahead and get into the three pillars of mindset Mastery. Okay, so the first pillar is Extreme Ownership. It is your fault. You're in the situation you're in if you're not making the money you want. The reason is is because you're not working hard enough. It's your fault. If you're fat still, it's not someone else's fault. It's your fault. If you're not where you want to be in life, it is your fault. And if something happens to you, it is all your fault. Take extreme ownership and realize it's no one else's problem except for yours. This guy goes to my gym. His name's Barry. He's hilarious. But one thing he teaches is discipline over motivation. Motivation runs out, but discipline never fails. Show up every day, even when you don't want to, and that discipline will pay off tenfold legitimately. This guy came and spoke to a real estate investment group that I'm in. His name is Aaron Hale. Incredible man. He teaches so much about how much adversity he went through and how he acknowledges his feelings but doesn't accept them and let them determine his outcome. So yes, when you're sad, when you're mad, whatever it may be, you need to acknowledge the fact that they're there. You need to see that you have feelings and that they are real. But you can't let them determine your next action. Your action needs to come from the discipline that we talked from before. Absolutely incredible man. Look him up, Aaron. He owns a fudge company and he's also a real estate investor. What do these all do? They breed confidence. And the key to networking is confidence. The key to sales is confidence. Key to a thriving Business is confidence. The key to success is confidence. So how mindset applies to business. I'm going to show you my business model. First, we want to buy as much as possible. Can I buy it? Ideally we hold it. If it's not a hold, we'll flip the property. If it just doesn't fit into our price range or our buy box at the moment, then we'll wholesale it. And if at that point we still can't wholesale it and they don't want us to wholesale it or something of that nature, then we'll try and list it. If none of that works, we move on to the next. So ideally we buy. If we can't buy, we wholesale. And if we can't wholesale, we list. And if we can't do any of the three, we're on to the next lead. Where should you start? If I could go back in time, I would start as a wholesaler. I started as a real estate agent. But a wholesaler literally has no out of pocket cost upfront. I can teach this with zero dollars out of pocket. And it's a great way for you to get your feet in the water and learn real estate. So here's some lead gen ideas, batch leads. Batch leads cost money. But you can find people, all the demographics you want, all the property types you want, and they'll actually give you their phone number and you can call them and cold call following the script that I'll provide for you soon. Also, local real estate investment meetups. These are so sauce. This is the sauce. You go to these, you network, you talk to people, ask them for what deals they have, and then you're able to get these off market deals and maybe dispo it to a cash buyer, you know, driving for dollars. You drive around the neighborhood looking for distressed home that have no pride of ownership. And then you search them up on true peoplesearch.com in the address search bar and then you can find the owner name and phone number and cold call them. You can also use public records. Knox county has public records of code violations list and tax delinquencies. I look at tax delinquencies of residential property over $5,000. And I also look at code violations list because these tend to be the most motivated sellers. That's what we like. And then just cold calling in general, I nurture my sphere. I talk to people, I ask them, I tell them I'm in real estate. They know that. Okay, that's what people need to know about you. This is the $5 million script and I'm going to walk you through it. Literally right now, we're going to call him John. For example, John, my name is jt. My partner and I are cash buyers at Knoxville. We're calling you because we're looking to buy two more properties there this month. Do you have a house or property you'd be interested in selling? Yes. Great. Before we get started, do you mind if I call you John, or is there another name you prefer to go by? John's. Fine. Awesome. John. Okay, that property you may be interested in selling, may I have the address, including the city and zip code? 123 Main St. Awesome. And are you the outright owner of this property? Okay, John, assuming we're able to agree on a price that works for you, why are you interested in selling this? Oh, my. Me and my wife are. We're splitting up and I just don't want the stress and the emotions of the home anymore. So we're just going to get rid of it. Oh, man, I'm so sorry to hear that. Tell me, are we gonna have to pay off any mortgages or liens at closing? Oh, yeah, it's just got a hundred thousand dollar balance left on the loan. Awesome. Okay. Okay. Okay. So, John, if I can get you an acceptable cash offer, how soon are you looking to sell? We'd like to sell in 30 days. Okay. Is that a deadline or preference? So, John, let's talk a little bit more about the property. Just to verify. Tell me about the square footage. Bedroom, bathroom, count of the house. Okay. Are there any garage, basements, any. Anything you think we should know about that would add value to the property? Okay, John. And as far as repairs go, we buy as is, so don't worry, you don't have to make any repairs. Just help us understand what kind of work we're going to need to do, like H vac, structural issues, plumbing, electrical, anything like that. And if they don't say specific, you just ask them. Okay, if you'd rate it on a scale of 1 to 10 where 1 is new construction and 10 is vacant and falling apart, what would you rate it? Okay, and so this, like if they say two, it's $30 square foot. If they say average, it's $50 a square foot. If they say trashed, it's $70 a square foot. And if it's like a complete, total gut job, I'd plan on $100 a s. You have a team. Okay. But I'm going to provide you a whole calculator that'll walk you through this. So Then you say, thank you for that information, John. That's super helpful. I'm going to run this by my partner and we can check some of your comps to make sure we can get the best price for you. But what price would you be happy with where you no longer have to worry about the emotions and the memories with your. Your old wife? Okay. That's his goal, to get out of the property and stop having to worry about his old wife. He doesn't want to deal with the emotions of it anymore. Okay, John, like I said, I'm not sure I can get you your price in your pocket. Like I said, I'll need to give my team manager to approve, but I'll do my best. So let me ask you this. Is that the lowest you can go? That line is so prepared. Like that line is so imperative. It's literally made me hundreds of thousands of dollars just by. Just by saying that line. And then we're going to deflect that off of ourselves and we're going to deflect the, the pressure off of ourself and onto our financial manager that we don't even have. You might have one, but if you don't, you're just going to act like you're going on hold to talk to him. You're going to say, awesome, Listen, just give me a few seconds to compare some of the comparable homes in your area with my partner to make sure this number is okay. You'll be on hold for just a second. Awesome. You're going to go get that number approved by your financial manager, which is you just running comps. You're going to come back and say, great news, John, I was able to get this approved for you. The purchase price is whatever amount that is. And just to be clear, we pay for all the closing costs. So at the time of closing, you walk away with that exact amount in your pocket minus whatever mortgage we have to pay off. And we're going to get that closing date set up for 30 days away, just like you requested. Does that sound good to you? Awesome. Now I'm going to send you over a simple agreement covering everything we discussed. Only took a few minutes to stay on the phone with me. Just let me know when it's in your inbox. We can pull it up and review it together. What is your email? Okay. And then boom, you send them the email. It's closed. Okay? This I'm going to attach in the description so you can walk through it and use it for yourself. Because I want you to be able to do that. Okay, here's how you comp properties to submit an offer. I literally am giving you a free wholesale offer calculator here. You're welcome. This thing is sauce. You're going to go to Zillow. You're going to enter the subject address, you're going to enter the square footage in this portion of the Excel. You'll see it right here. The subject property is 1224 square feet. Wholesale fee, we usually want $20,000. We're going to go ahead and plug that in. All right. Then we're going to go back to search, change this from for sale to sold, and then put the filters to match. So we're looking for two bed, one bath homes, as you can see in this area that have been fixed up. And then you want to pick three properties with the same features but are renovated. So Here we go. Two bed, one bath property, renovated, sold for 159. Two bed, one bath property sold for 168 and two bed, one bath property sold for 175. So you're going to plug in the price and square footage is each of each of those properties within these yellow boxes. So the comparable one was 159,013 37 square feet. Okay. And then you're going to repeat that for the next one, which is 168,000, 1,118 square feet. And then the last one, 175,012 66 square feet. And then it's going to average these numbers out and it's going to give you an offer price based on what it is. So in this, in this market a flip would not be worth it. So we can only go for a rental investor because this property is going to need a huge gut and this deal is a squeeze. So for rental investor, they might want to buy it for this amount of money. Now you can decrease your wholesale fee to make something work, but ideally we always want $20,000. Right? So then you get this property under contract, you've finally done it. And then I'm going to tell you the biggest lie about wholesale and that is that once you have a deal under contract, it's easy to get rid of and that is not true. You need to build out a solid cash buyers list. That's the most important part and I'm going to show you how to do it. Right now you're going to go to your local real estate investment meetup and you're going to type in the search icon. Cash buyers. People have had posts like this and you're going to scalp the comments for their emails and phone numbers. And you're going to steal the people that have commented on this one and you're going to add them to your cash buyers list. Or you can go to Zillow.com and you can find renovated properties just like this one that are on the market. You're going to not press, contact an agent or request tour. Instead you're going to scroll down until you see listed by name and then phone number. And then you're going to say this for this specific example. Hi Tanya, my name is jt. I'm calling you about your listing on Main Street. It looks like your client is a house flipper. I have a smoking hot deal for them. Are they still interested in purchasing more properties or the easy way you can just buy lists from other wholesalers. Buy directly from directly from a lead source like batch leads and that way you don't have to waste any time. But for a lot of people, you most likely don't have that much money right now. You want to get into this for free and this is how you do it. I provide you a literal free purchase and sale agreement of real estate. Here, the contract dated today's date in which buyer your name offers to purchase from the seller. Seller's name the following described real estate is located at subject property address APN or parcel id. You need to find that from online in the tax records and then put the parcel ID again right here. The purchase price here. Say the purchase price is 100,000. You're going to put dollar sign 100-000-000 right here. And right here you're going to write 100,000 in words closing cost. Most of the time buyers are going to pay all the closing costs to say buyer pay to pay all closing costs. But you don't always have to put that if the seller doesn't say anything about it. I like to put my offers up on the tv. Like listen, we're paying all closing costs. We're covering all commissions. We're getting this thing done. And closing on your data choice, you're going to walk away with this exact amount of closing and we're going to take care of everything else. Defects. Usually I put buyer to purchase the property as is. And don't forget, I am not a lawyer. So don't take this as legal advice. Please consult with an attorney before doing anything like this. I'm actually going to put this in the description for you as well. So it's all free. You're literally getting all of this for free. Like, that's crazy. Literally crazy. So then we're going to move on to the next page, which is disclosures. Basically all these things saying we're going to be using as an investment. We get possession at closing. If you're buying this cash, there's no finance contingency within the agreement. Usually with wholesalers, not with appraisal contingencies. If you're not buying this and you're wholesaling it, there's not subject to appraisal inspections. Basically, I put this. There's business days. So I try and make it 28 business days, which give me a month to try and find a person to dispo to. The longer the better. Because within this, within these 28 business days, you can do anything and back out at any point and keep your earnest money. Pro tip. I don't put earnest money down. People don't even ask for it. So don't even talk about earnest money. Just have confidence when you give the offer. But try and do 28 business days. That'll give you a huge time to figure things out and dispo the property. Simple as that. So make sure the contract is marketable and assignable. Okay. It needs to be able to be marketed to other investors and it needs to be able to be assigned to other investors. All contracts in the state of Tennessee are by default assignable. But you want to have this in the agreement because most title companies usually get mad if they don't have it. The deposit will place the earnest deposit of blank into escrow. I usually put zero dollars and I choose my title company that I know works. There's plenty of title companies around that will do wholesales. But you need to call them. You need to call them, okay, make sure they know it's an assignment, not a double close. Then you pick the closing date. Whatever you guys decide on special stipulations, you write through here. Like anything special about the property. Like one woman, I offered to pay for her moving. And so I paid for her moving. And yeah, she accepted the offer. And so I put that within the special stipulations. I'll pay up to $3,000 for moving and then of course get them to sign. I do this through something like E Sign or dot loop. It costs money, but you can get a free E signature template or you can get a free E signature trial online for your first few until you make like 10,000 bucks bucks and then you can start to purchase the other one. Assignment agreement. Of course, this is Basically just saying you, when you find a cash buyer, you are going to assign the rights to the cash buyer for the contract dated from the original purchase and sale agreement date between the seller, the seller's name and you. And you're going to assign the rights to that contract to the cash buyer and you're going to tell them the full purchase price. So whatever the cash buyer agrees to pay, you're going to profit it the difference. And if they don't happen to close on the right time, they put down a non refundable earnest money amount which I usually put as more than what you agreed upon with the seller. So you can take that no matter what. You can take the difference no matter what. Because at the end of the day it would be yours because they didn't perform. So you need to make sure all of this is within there have the property description, which is the tax ID or the apn and then the address, which is just the street address. When you're trying to find a cash buyer and when you're trying to dispo the property, you got to be like Jordan Belfort, like the Wolf of Wall Street. I know that's not Jordan Belfort, but that's the Wolf of Wall Street. You're going to call up and be like, listen, we'll say his name's John again. Listen, John, I've got this smoke show of a deal for you I want you to see. I know you've been buying cash in the area and this one's going to make you a solid $50,000 in profit. Of course I'm not a financial advisor, but this is something I would take on if I didn't have three other projects going on right now. I want you to sell like Jordan Belfort. You're not going to get anywhere. Like that's the honest truth. People don't tell you that. People think it's easy to dispo. It's not easy to dispo. Cut there and sell it like Jordan Belfort and get like 100k assignment fees. My buddy just put 100k assignment fee, 180k assignment worth of assignment fees last week. That's in one week. So. And then send the contract to a wholesale friendly title company. You need to ask whether they're wholesale friendly or not. Because if they're not, you're going to get screwed. And they're not going to close out the contract or they're going to make it totally non transparent and they're going to mess everything up when what you really should be doing is calling the title company before and make sure they know it's an assignment of contract so that they are cool with it. And if they're not, then you don't need to use them books to read as a wholesaler. How to win friends and influence people. This is so incredibly important for sales and caring about others. 100 million dollar offers. This will show you gu guys how to make put stuff on a silver platter for these people to accept your offer. And then $100 million leads. Great way to for like marketing and learn how to market and get inbound leads coming in because at the end of the day inbound leads is going to be your bread and butter for wholesales. Okay, so let's go back up here. I'm going to teach you how to be a real estate agent. Now once you have $10,000 liquid, it's good to go ahead and get your realtor's license because then you can follow my business plan. Can we buy it? No. Can we wholesale it? No. Can we list it? Because that way you still have three ways you can make a lot of money. So once you have $10,000, I would go ahead and get into real my real license. But to save money there, you're going to walk into Keller Williams office and you're going to tell them I've heard a lot of great things about kw. Do you guys pay for real estate school? Then someone's going to pay for your real estate school. You're going to follow the online school. But if you can't focus, don't even go. Don't even go to kw. Just pay for the in person course because a lot of people can't focus by reading. I read like a thousand pages in three days just to get it over with. And I passed the course within a week. So I passed the course and took the test within a week. All online. I studied like 10 hours a day. Super easy. Schedule your exam and in the meantime interview local brokerages. They don't tell you this. You don't even know anything. Before you get into real estate you have, you need to be interviewing brokerages before you get your license because you can't get a license without the broker filing for it. I know it sounds like crazy, right? But the broker has to file for you. You're going to schedule your exam probably going to be about three to five days before or three to five days after. You're like you actually look to schedule. So once you schedule it within those three to five days you need to Be out there interviewing brokerages. You're going to take three practice real estate exams a day until it's test day, but schedule the test as soon as possible so it's rest on your mind. I'm going to attach a free real estate exam below in the description. I'm giving you all this all for free. I want you all to succeed. I hope this works well for you. Let's just go ahead and there we go. So then, once you pass your exam, you're taking the passing papers to your favorite brokerage and ask them to provide you all the paperwork you need to fill out to send to the state. No one will tell you this. You're going to be lost. You're going to wonder how you actually get your license. And the key to getting your license is taking your past exam to the brokerage you like and having them do it with you because you can't do it yourself, because they're going to have to walk you through getting insurance. Because you have to get insurance, they're going to have to do it with their company. Trust me. Go to the brokerage and just let them do it for you. How do you get leads? Tell everyone you're in real estate. How do you do that? You're going to call for sale by owners. You're going to call expireds. You're going to walk neighborhoods and doorknobs. You're going to cold call everyone in the neighborhood, let them know you're an agent, and you're going to just target investors if you want to. I mean, it's whatever you want. As long as everyone in the area knows you're in real estate, it will pay off. I owe all my success with real estate scripting to Derek Lipski. So I'm just gonna plug him right here. You need to go check him out on YouTube. I cannot teach you better than he can for real estate stuff because he is amazing. He's really incredible. He is a dog. He's on the phones. He knows exactly what to say, and he doesn't let people off the phone. That's the key. Don't let people off the phone. Everyone's going to give you an objection. Just keep pushing. When you finally get your first client, ask your broker for statewide regulated paperwork. I'm not providing you any of this because I can't. The broker is going to decide what you give to them, and you have to give that to them. It's important you ask them or you ask your broker as they make all the decisions for the company. Okay, the books to read, these are mandatory. The millionaire real estate agents teach you how to become a millionaire real estate agent by building a team by Gary Keller. Probably the biggest real estate age in the world. Seven levels of communication will show you how to nurture your fear and be able to talk to people and be able to give value to people and connect them with others that will help their business. And then super fans, this is going to teach you how to build raving fans for your business and yourself. Pat Flynn is incredible and you'll love him too. So follow all of these books, read all these books and it'll teach you exactly how you can become successful within this. Okay, so once you have about $10,000 a month, start buying rental properties. These. So look at this. Zillow.com, roofstock, investor lift. All of these will give you off or give you deals that you'll be able to buy. So what we're going to look at are three bedroom homes or more with any bathroom count that are $80,000 max. And they need to be turnkey like Akron, Ohio. Here's four turnkey properties that are a hundred thousand dollars. This is $100,000, but this one is $69,000. It's turnkey. It's three bedrooms, one bathroom and it's already ready to go. You're going to choose a city. This is for section 8 specifically because section 8 is government rent and it's, it's a big bullish play these days because it's paying pretty competitive market rent. Okay, so next you're going to choose a city. Columbus, Ohio. Great. Akron, Ohio. Great. Dayton, Ohio. Great. Columbus, Georgia. Great. Atlanta, Georgia. Great. Indianapolis. Great. Montgomery. Great. Birmingham. Great. All of these are great cities that you can invest in and they're landlord friendly. You need to make sure you're in a landlord friendly with pretty low taxes because if you're not, you will get screwed and you will get hit for a lot of taxes and you do not want that. Especially if selling someone takes over your property with their squatter and tenant rights. You do not want to deal with that. Once you found a property that's turnkey and ready to go, okay, you are going to go to the bank that you have the best relationship with and ask them about their DSCR funding programs. The DSCR funding programs is debt service coverage ratio. It means instead of using your income as proof for the loan, they're going to use the property's income as proof for the loan. Loan. It's a little bit more risky for them so they're going to make you, they're going to charge you more interest. They're also going to charge you more points up front. But it is what it is. The return on investment is great for these properties. If you don't have a relationship with a bank, you can go to a broker or hit up companies like this, easystreetcap.com which is easystreet capital, kiavi.com, which is also a lender. And if you want to do big commercial deals, or if you're going to do a lot of properties and you're going to be in the southeast in most areas. Scott Burns is incredible. He's probably the best guy I've worked with. 865-335-4901. That's a shameless plug. He didn't pay me to do this. I just really appreciate everything he's done for me. He's helped me out incredible amounts and his team gets it done. Okay, now here's something that nobody's going to tell you. This is something that all the gurus skip over. They don't want you to know this. They want, they want to preach. I'm going to tell you something crazy, okay? So you're going to go to huduser.gov and you're going to find the fair market rent for the area you're looking to purchase the property in. So for example, if you're gonna buy in Columbus, Georgia, the three bedroom is 1372 per month. But guess what? Not all properties in Columbus, Georgia pay that. Although it says it does. Why? Because with metro area, so anything that says HUD metro, you need to look up small area fair market rent. And they're going to give you a zip code. And the zip code pays differently from what the fair market rent for the metro does. So you see, that's almost $200 you lose. No one tells you that. You need to know small area fair market rents. Okay? No one tells you that. And no one also tells you that they take away $100 for utilities. Because why? Because this is not just rent. This is living expenses. Okay? So all of this added together is living expenses. So they take out $100ish for utilities per month. You need to know that as well. Luckily, I will. Here's the link for the smear the small area fair market rents. And then here's the link for the big, like just the, the fair market rents. If you're going to be in just like a regular city, not a metro area, don't forget to subtract a hundred dollars from this. Okay. You're going to find a mortgage payment to make sure that you're cash flowing at least 500amonth. So let's go to that small area fair Market rent 1180. Okay, minus that 100 you'll be at 1080, minus 506 you'll be at, let's see 574. And that will give you $574 a month in cash flow. In cash flow for that $69,000 property that we looked at up there. Okay, that's incredible. That's over 550amonth in cash flow. It's going to pay off your down payment in no time. That's like a 50% year over year return. Trust me, it's amazing. And that's exactly what I would do to and I wouldn't do anything below $500 a month in cash flow because with Section 8 they're easily. These are not appreciating markets, these are not value add markets. These are markets where you come in and get cash flow instantly. That's what you want. For your first few deals. Make sure you use a real estate agent who writes up the contract for you. So these are probably going to be on market. So use the real estate agent, let them get commission and ask them to explain what each portion of the contract means so that you can be walked through and that you can. When you start doing this by yourself you can get into it and honestly these on market properties you can negotiate hard. Like negotiate hard with these people. And if your real estate agent doesn't know how to negotiate, you need another real estate agent. But if you have your license, just do it yourself. Or if you don't have your license you can use the wholesale contract I attached. You just need to make sure you check the financial contingency or the financing contingency box as well as the appraisal contingency box. Because DSCR lenders are going to run are going to require both. Okay, this is not legal advice. Did you hear that? This is not legal advice. Do what you got to do. Also, something people are not going to tell you during your inspection period, call the local housing authority to tell them that you will be bringing a rental on the market soon and you're looking for a Section 8 tenant. Notify them of the closing date and ask to fill out any necessary paperwork required by the government prior to transfer. Because if you don't they're going to pay the last owner still and you're Going to have to work things out that happened with my first and trust me, it's probably going to happen with you if you don't listen to this. So make sure they know when you're closing. Have all the, have all the wire transfer and the ach, all that stuff ready to go. So whenever you finally get into, whenever you finally actually own the property, the first month's rent will go directly to you no matter what. Okay. If you self manage, get an app like Stessa Apartments.com Ready TenantCloud, Inago, Rent, Rent Manager, Avail Rent, Rentech, Direct Door Loop, anything like that. Okay. Something you can use to manage the properties. But if you need a property manager and if you're doing out of state investing like I am and probably, if you're doing a lot of out of state investments, you need to probably get a property manager and ask a local agent or whoever you worked with who they recommend for property management. Or go on thumbtack.com and search for reliable property managers. Simple as that. Here is the secret sauce. No, I guarantee you no one has shared this with you. I can almost guarantee it. Okay. This is the HUD standards for Section 8 voucher. Okay. You need to know all of this has to be completed before your home will be Approved for Section 8. So your turnkey property, if it has any of these problems, you're not going to be able to rent it to them and they're going to make you fix it before closing. All right? This is what you need to do. Simple as that. I'm going to walk you through my step next. The unit must be empty. Vacant from a previous tenant. That's pretty much a no given. Utilities must be turned on for time of the inspection. Always have utilities on so it doesn't delay you. No chipping, peeling paint inside or outside the unit. Make sure every paint, all the paint is good, especially if it has lead based stove. Must be clean and in working order and secured. Make sure it's clean and it works. Refrigerator must be clean and in working order with a good door seal. Make sure that that refrigerator works and is cleaned. Hire a cleaning company if you have to. There must be a permanently installed working heating system. That doesn't mean central heat. It means permanently installed working heating system. Hot and cold running water in kitchen and bathrooms, that's a given. It's a house. People need to have hot and cold water anyway. There must be a shower or bathtub that works. Also a no brainer. There must be a flushing toilet that works. It's securely mounted and does not leak. The bathroom must have either an outside window or an exhaust fan vented to the outside. There must not be any plumbing leaks. There must not be any plug drains. All plumbing fixtures must have P traps to prevent sewer gas from leaking into the unit. All ground floor windows and exterior doors shall open and close as designed and must have working locks. Each living space must have two means of egress. That's what it's usually. That's what it takes to have a bedroom. Okay. All electrical outlet switches must have cover plates and be in good working condition. All ground fault circuit interrupters must work properly. There must not be any missing, broken or cracked windows. The roof must not leak. Indications of a leak are discolorations or stains in the ceiling. Discharge pipe made of galvanous steel or copper tubing that is between 6 to 8 inches from the floor or directed outside of the unit. No PVC CPVC is acceptable. The floor covering cannot be torn or have holes that can cause someone to trip. If there are stairs and railing, they must be secure. Four or more exterior stairs must have handrails of 34 inches to 38 inches from the ground. Walk offs or porches 38 inches above grade must have guardrails 36 inches from the ground. There must be working smoke detectors properly mounted on each level of the unit, including the basement and walk up attics. Just so you know, that's why I like one story properties. Okay. That's what you want to buy one story properties for. All security bars and windows must have quick release mechanism. All sliding glass doors must have a lock or security bar on the door that works. All construction, rehab, painting, carpet replacement, etc. Must be completed before time of inspection. The unit must be free from roaches and rodents. Disgusting, obviously. And there must be stepping stones or a walkway to the unit. All of that no one is ever going to tell you. This is a checklist that is hard to get a hold of. But I'm going to provide it to you for free. Here I am. You're welcome. Okay, so, books to read for section 8. Rich dad, poor dad. This is like the basics of investing. This is going to teach you everything you need to know about investing. It's going to be worth every penny. Trust me. You need to read this book. Never split the difference. You want to learn how to negotiate? Chris Foss will teach you how to do that. He's incredible. He was an FBI hostage negotiator and he will get you, right? Trust me, I would read that. It's one of the first things I'd read if I was going to negotiate again. Okay, so the rule of 121 calls per prospect per week. Yes, you heard me here first. You heard it here first. You're going to call the same person 21 times per week until they answer. And you're going to email them four times per prospect per week. You're going to text them four times per process per week. So all of that will equal about over 100 touches per week per person. Or, sorry, 100 touches per month per person. They. Once they answer, you're going to be the one they sell to if you keep in touch with them that much. Okay. And then once you finally. Once they finally answer, you're going to call them one time every three days until there's a deal or they tell you, do not call them. Okay? Simple as that. You're going to hammer these people. It works. I do it. It. Okay, we put. We put five under contract in the past five days, all right? Like, over 500k in revenue. Like, this is what we do. Hit them, hit them, hit them, hit them. Okay. You're gonna do that four weeks, a month. It's gonna give you 100 touches per person each month. It's definitely worth it. You're gonna take over the industry. How are you gonna do that? You're gonna go to networking events. You're going to show your face. You're going to host them. You're going to be the face of the community. You want people to know who you are. You want people to know what you do and how you're the best at it. Okay. Organic community content. I post every day about trying to help people. I want people to be successful. I want people to have a good business. I want to help them out with real estate. I want to help them out with mindset. I post every day. Let people know what you're doing. You want to take over that. Set the standard, exceed expectations, show everyone you're the boss. All right, this is me graduating in three years. I also made six figures, a lot of six figures, while still being in college. And I was the first person to graduate ever from this program. I set the standard. I do things better than other people because I want to win. I want to succeed. I want it. I want it more than anyone else. Simple as that. Host community events. I bring a lot of the community together. We do things. We talk, we do fantastic. Like, work for the community. We donate, we tithe. We try and do godly things. We discuss real estate, we discuss business. This is what we do, okay? And people know me for that because I love the community and I host event. And the world should know who you are. The world needs to know who you are and what you do if you want to be successful. Okay? So how social media did this for me. You see these three groups? I'm in about a hundred more and every single person knows this face and knows who I am. Why? Because I post consistently. I give free value. I'm giving good deals. I'm providing people with ways to make money. It's simple as that. And I'm helping other people, and I'm doing it in a way that is just give, give, give, give, give, and I don't ask for anything in return. Okay, people, I'm walking down the street. Oh, my gosh, are you my realtor, jt, they asked me. Oh, because they know I'm in real estate instantly. They asked me who I am. Like, they know who I am already. It's crazy. Like, dude, you've inspired me so much. They say, are you still in real estate? Can I invest with you? Would you want to buy this property? Can you teach me? Like, all of this has opened up so many opportunities for me to help people and me to establish my face in the community for everyone to know who I am. I. For people to bring me deals, for people to want to invest money with me. Do people want to bring. People want to list their house with me, People want to sell their house, People want to buy a house with me, and I'm teaching others to do the same. I'm being able to help other people because I've built a personal brand around helping others and pushing help towards other. I'm giving free value to everyone who walks my way because that's what I do. I want other people to succeed. All right? The key to scaling is using other people's money. That's how you build a huge real estate business. Okay? First you establish yourself as the industry leader. That's through social media, through making people known through your community, all that stuff. Once you prove yourself, money will come right to you. People will want to give you money. I have my friends. Dad from high school has hit me up all the time, hey, jt, can I give you money? Like, I'd love to invest with you. All that good stuff. I mean, it's just. It's just built after I built my reputation, okay? And if you are new and need money quick, you can get your first. For your first deal, contact a hard money firm. Super simple. You're going to call local cash buyers who you know do deals and they've, that you've created a list with. You're going to call them and ask them who they've used for hard money in the past. If they're an actual cash buyer, they will have used hard money before, I can promise you that. And you ask them for recommendations or private lenders. They may share their private lenders with you. With hard or private money, it is vital you only go off of referrals. Do not use someone random you found on the Internet because if you do, they'll probably screw you and it could really mess you up. This is some sauce. This is some real sauce right here. Tax evasion the legal way. Real estate's the most, the most aggressive and amazing asset for taxes. You're going to buy property, you're going to depreciate it against your income. Residential real estate is depreciated at 27 and a half years. If you buy a million dollar piece of land or sorry, land can't be depreciated. If you buy a million dollar piece of property with a house on it, 20% of that is going to go towards land. So 80% of that is going to go towards, towards the actual house or whatever residential property may be. And you're going to take that number and divide it by 27 and a half and you get to write that off towards your income each year. Commercial is the same except 39 years. You get to write that off against your income each year. There's something called bonus depreciation and cost segregation. No one even will tell you about this, but they're slowly outlawing it. And you can have a CPA and an engineer run a cost segregation study that will allow you to go up to 60% bonus depreciation. So you'll be able to. Sometimes you'll be able to appreciate 60% of a total asset in its first year. Okay. And leftover income after depreciation, you should leftover working income. So that needs to go into syndications or passive deals with equity. Why? So you can take it. Take advantage of the depreciation of your equity in these passive deals because most syndications and deals will offer you a portion of the tax benefits which you would get and that would also depreciate the rest of your income. So jt what money am I going to use to live if I spend all my money on investments and I don't have anything for my family or nothing like that? You cash out, refinance your properties with the most equity and live off of the debt. Why? Because debt is 100% tax free and the tenant continues to cover the monthly payment. Okay? That means if you buy a property for 100,000, have it for 10 years and bought it down, that you have $50,000, $50,000 left on the loan. It's now worth $200,000. They will pay you 70% of that $200,000. Subtract the $50,000 you owe left and the rest will be left to you in cash that you can do whatever you want with. And I would live off of that because it's completely tax free and all the income you get, you put that towards more investments to use to depreciate more. Depreciate and take that more against your income so you don't have to pay any taxes at all. It's all legal too. There's tax loophole. Not, not even tax loopholes. It's within the tax code. Use it. Do not over leverage your properties. There will be no contingency plan in case things go sideways in your life. So I'm not saying over leverage all your properties, but I'm saying try and live off as much debt as you can. I mean, it's awesome. It's a great way to scale home. Let's do an example of this. You work 750 hours a year in real estate. Managing properties, acquiring properties, development, developing land. Whatever the reason is, is you have to be a real estate professional to take advantage of the majority of these things. Say all of your income streams total $350,000 a year. You buy a 24 unit apartment complex worth $2.4 million. You run a cost segregation, segregation study to depreciate it by 60%. Your net income for the year is negative 1.09 million. And guess what? The excess is carried over in the next three years, which would cover almost another three years of your total income. So you didn't have to invest one more dime in three years and you would literally not have to pay a dime in taxes. But of course we're going to try and invest more and more so we can just keep depreciating, depreciating, depreciating. Writing off and making more money. Right? I mean, not paying the government taxes because at the end of the day I don't want to pay taxes, to be honest with you. You may, but I don't. And again, consult with a cpa. Don't ask me. I'm not a professional. I don't know anything about? I don't know anything about law. I don't know anything about attorneys. I don't know anything about taxes. You do you consult with the CPA if you'd like and you would pay $0 for three years if you followed that. Now is it this? Is it this easy or is it is this real? Yes. Is it this simple? No. Call a real estate specialist CPA in your area and have them run the exact numbers once you have purchased the property. I hope you find this valuable. This is everything that you need to go from $0 to making $40,000 dollars per month in the next 90 days. It's trust me. Just follow these critical steps step by step. If you want to work directly with me, get access to all of my cash buyers, all of my investment partners, all my private money lenders, all my marketing partners, all my contractors and bi weekly calls where you can have all of your questions answered with me. Click the link in description and schedule a free call One on one with me. Oh yeah, I forgot to tell you. If you qualify for my one on one program, I guarantee that you'll make an extra extra $10,000 in the next 90 days or I'll pay you $5,000. You can check to see if you qualify by booking a call below and subscribe because I'll be posting free walkthroughs just like this to hold your hand to your first $100,000. That being said, you have a blessed rest of your day.