How to get buyers to make offers before you have a house under contract- Batch Leads Call

What is going on, everybody? We're live. It's Nathan Payne and I'm here with Landry. What's going on, Landry?

Nothing much. I heard about your first event recently. I wanted to ask you about that. It's been such a long time since we've hopped on the call. How'd that go? That was in, in Utah. I, for some reason, I thought it was in Arizona, like at the office upstairs.

Are you talking about the event I do with Jerry?

Yeah, yeah. How was that? How'd that go?

Oh, it was wonderful. Yeah, it was awesome. Uh, we, we We had a ton of people show up. It was like standing room only. We were like packed in that room. It's a pretty big room. But yeah, it was a great time. We— it's fun. I like events.

Super cool. Yeah, it looked super full, like a great turnout. So that was awesome to see. I bet that was a lot of fun.

Yeah.

No, we'll have to get you in the Batch office. We're going to start doing like events up there and meetups and everything. So I'm excited.

That would be the goal. I'd love to run a Batch event. And by the way, for everybody that's on here, that's what we're doing today. This is the Batch Call. We're going to dive into how I use Batch leads in my business, how you can use Batch BATCH leads. It's absolutely free to get started with them, to just give it out and see if you like it, give it a try. So I definitely, um, would check it out. But if you're watching this video, what I want to be going over today is how I get buyers to make offers on properties I don't even have under contract. That's what I wanted to go over, and we're going to go over how I use BATCH to do all this. Um, but yeah, but yeah, thanks for asking about that event though.

That— yeah, absolutely. I thought that was super cool, so I was looking forward to asking you how that went. So, but yeah, I'm excited for what you're going to be going over today. I think that's going to be really cool. I've never heard of that, you know, things that you don't even have under— oh, is that it?

Or wait, well, this is the one I did with your bro, um, like a couple days later. We did the Spartan Race and it was intense.

Oh, heck yeah! Wow, I'm not, I'm not built for those kind of things, so I think that's awesome as well.

Yeah, it was, it was nuts, the Spartan Race. I love that.

I gotta get into that, or like color runs and all those cool things, you know.

It was, it was intense, uh, to say the least. Like, yeah. A lot of work. So it was like 8 hours, and I got so sunburnt. My back was so burnt, and it still kind of hurts a little bit.

But oh geez, man. Yep, built different. Not me.

It's all good. Yo, check this out. Before we get into it, I bought a desk that— like a standing desk— because I'm like, man, I got way more energy. Stand up. So if you guys don't have a standing desk that are watching this, it's, it's cool. Definitely.

I used to have one and then I was sitting down too much and I'm like, I, I should, I should have just kept it. But it— because sometimes I want to go back to it or at least have the option. But they're good to have because then you can kind of be up and moving instead of just sitting down all day long when you're working. So exactly.

Well, let's go right into how I use batch leads in my business. If you want to pull up the agent, um, the new, the new filter, the agent outreach thing.

Okay, here, see if you can pull it up on your end. I think you'll have the option there. Just heads up, guys, if you see it blurred, it's because we don't want to get taken off YouTube.

So exactly. And by the way, if you're watching this live, give us a comment, um, especially for those members of my YouTube channel that are gold, silver, and bronze members. I'll give you a shout out. Just say what's up. Uh, but yeah, so this is Batch Leads. Uh, Landry, do you want to kind of explain what, what this, uh, this new feature is?

Yeah, absolutely. Secure. Let me kind of move this out of the way. Basically this is just to give you guys an idea, just showing here in the menu real quick is something called agent outreach. It's basically an amazing directory of real estate agents where of course having those relationships with agents is so huge to reach out and connect with buyers that they already work with or see if they have any pocket listings and just build those relationships. And it's been really cool and just game changer for people because I don't, I can't think of anybody in this space that shouldn't be building relationships with agents. So basically you come in here, I'll give you guys kind of an idea of how this works. Let me just blur this a little bit more, but basically without being able to show you guys every tiny thing in here, since it's kind of covered, is you will come in and search for at least an area. You have to do that. You'll have additional filters. I'll, I'll try to show those too. We'll just do let's just do Phoenix just for simplicity to show you guys how this works. Okay, type in an area and then you do have these additional filters, kind of this, this toggle button here. And when you open this up, you have things like trying to find people, you know, by based on their name or their brokerage or the amount of active listings they have or things they've sold in the amount of time or their average listing price, et cetera. So this allows you to find really active agents that, may be more likely to want to get some deals done, basically. So you could say, let's find, you know, agents that have at least 3 active listings right now, they've sold at least 5 in the past 6 months. We're going to try to find some really active agents, and you'll click search. So let me just cover that up real quick. Okay. And then basically you'll be able to have this whole directory of everything you need and more. So you'll see like all of their past listings, uh, what they currently have active on the market, if any of their listings expired. You can go to those property details and find out what happened with them. You have their direct phone number, you have their office, like literally everything. It's really cool. You don't have to skip trace anybody. It's just right at your fingertips with a couple clicks. So it's been awesome.

Yeah, definitely super cool. So for— did I tell you about the agent that I got the pocket listing from that I was working with? Did I tell you about that?

I don't think so.

Okay, so let me show everybody, uh, something really cool. Okay. Um, This is how I use batch leads in my business, um, at the moment. So let's see, entire screen. So this is a CRM that I'm using, and it's literally— it's, it's a game.

Yeah, you did, or at least— yeah, yeah.

So anybody that's wanting to check out a CRM, if you just type in painlesscrm.com, it will direct you to this. And this actually has automatic templates and things that I've built, um, inside. So when you get the CRM, it will automatically reach out to wholesalers that have deals. It will all automatically reach out to buyers and connect with them. Um, and it reaches out to agents as you pull them from batch leads. It will pull them and it will talk to them. It'll have communication and put them into a drip and actually use AI to respond for you. So it's really cool. So what I do is I pull the list from Batch Leads, and I'll put this in there too if anybody wants to check it out, um, this on the live. But yeah, if anybody's interested in this, it's really cool. What it does is it goes to the automate— it has automations and workflows that will automatically send out offers for you to agents. So it will take, um, you know, for example, listings that you pull from Batch Leads that have been on the market over 60 days in your area. It will send them your PDF, it'll send them an offer. It will also— you can put agent outreach, so even if they don't have a listing, you can reach out to an agent and be like, hey, are you still help— do you help flippers? Do you help real estate investors? Can you find me something? And that's how I got talking to this one. And also we have buyer outreach, which we put specifically into our CRM that you, you know, if you check out the link I gave you, it will come with that. And wholesaler outreach, because I get deals, a lot of deals from wholesalers, a lot of deals from buyers. And it's important to be able to interact with those people Uh, you know, continuously, so you're at the top of their mind, right?

Oh yeah, I think this is so, so awesome to have that automation as well, because then there's no excuse to, you know, not follow up with somebody and continue building those relationships, or stay right, like you're saying, in the front of their mind.

Exactly. So I have this, uh, conversation that I have right here. I gotta zoom in like pretty deep into it just because of the the YouTube and it's like sharing. But yeah, this is a conversation I had with an agent that was sending me properties and deals. And all throughout just texting and, you know, me calling her, I was able to get the information I needed about the property. As you can see, like, we're just having a long conversation and it all started from an automatic text message that was sent out because I pulled the list from Batch Leads and started talking to her. So I'll show you guys what it looks like. Hey, what's up? This is Nathan Payne. I found your number online. So if it's a question, that means like I didn't send it, it was the AI or the system. So she says, yeah. So she's like, I found your number online. I was just wondering if you're still an agent. She said, yep. So great. Again, this isn't me. Great. I'm looking for another investment property to buy and hoping you would find— help me out. Do you work with investors? Yes. Then she proceeds to give me a pocket listing that she has, right?

There you go.

And then again, I haven't even done anything to this point. And then my virtual assistant, Zeeshan, he comes in and he takes it further, right? If the AI can't, you know, answer any more questions and back and forth, back and forth until I called her.

That's so cool that this is like recorded right in your thread. Like, everything's right there. That's— I love that.

It keeps it all locked in tight. So then I, you know, got more information about the property. I set up a time and, you know, I think she sent me some pics. The whole thing was rolling all before it was listed on the MLS. This is what's called a pocket listing. So then this is what I did. I made an offer to her without even having it under contract because the way that wholesaling— they teach you to do wholesaling is just make an offer and then get it under contract, then see what your buyers are willing to pay. Yeah, me, my relationships, I call it painless flipping. My relationships are, are that close with my buyers and I can teach, I teach people how to build these relationships that I just called my buyer and said, hey bro, this is the information, what would you pay? And then he gave me his offer. I made it to her and then we're negotiating and I don't have to worry about signing paperwork or do anything because why would I do all that when I know exactly what he's willing to pay and what my buyers are willing to pay? It's just an extra step that I didn't need to take, right?

100%. Yeah. I think that, that it's perfectly, you know, painless because it's just, you don't have to worry about, is somebody even going to want this? Is this even going to be, you know, what somebody's wanting to do with a certain property? Or is this going to fit what they're trying to do in their own business? You don't have to question that at all because you have an idea of what they're going to do with properties that you bring to them, what their criteria is. Like, why would you do it? Any other way other than the painless way. Yes, everybody.

So I'm gonna— I usually haven't been able to use, um, my VyBoard just because I have, uh, pretty awesome— thanks. I haven't been able to use it just because like my desk and the way I set up my office, it was kind of hard to move it around.

But now you can just push a button and align it with you. Yeah, there you go.

And I can do it. So let me— I'm going to explain really quick to everyone how this works, how wholesaling works, and how what I'm teaching you today and what I would show people is changing the game. It makes it way, way less complicated because I'm telling you, if you just go and lock up a deal and you do not know if it's a deal, even if it's like really discounted, you really just don't know. So waste of time.

Really quick, Nathan, just to call out anybody here, Renee, no worries on my name or anything like that. Totally happens. But happy to have you on here. If you guys have questions for Nathan, be commenting those. We're happy to have you guys here. Nathan's always putting out a ton of value, and we appreciate the time that he's taking to, to share all of this valuable insight. And hit the like button as well on the video if you guys are liking this, uh, material.

So yes, please do that. All right, so everyone, this might not look that clean. It might— can you hear me pretty good? I'm not— I'm turned away.

Yeah, you're good still.

So usually, Landry, how do people start, um, wholesaling? What would you say? Like, it's usually just go find a deal, right?

Oh yeah, usually people are just like, okay, let's hop in the car and find a distressed property. And just, just because the, the yard is overgrown, that's probably a deal. That's— I feel like how people are kind of taught in the beginning is look for something distressed, and that's probably going to be it, with nothing else, you know, in mind, right?

I would say so. The old way, the way you just talked about, is it causes a lot of issues. It causes a lot of problems because Let's say, Landry, I give you a lead. I'm like, hey, Landry, this person, they want to sell and they're really motivated. And then you're like, okay, great. So you start negotiating with them. What do you have to do to start negotiating and knowing if, like, it's a deal?

What, you know, run your numbers? Yeah, you're gonna determine what the ARV is and, and start running your comps.

Yeah, you got to run comps. And if it's in an area that you're unfamiliar with, which if you're brand new, you're unfamiliar with pretty much everything, Yeah, it's difficult. You're like, well, I think this is the area.

This is a good area, you know. I think people want to live here, right?

I think somebody might want it. So usually people run comps and then they negotiate, right? They negotiate the deal and then they sign paperwork, right? And then they sign a contract, and they sign the contract after running numbers. Now hopefully nobody's just doing this completely like blind. It's like, well, let me just sign it. I Hopefully I can get it done. I don't know. Like, you should be able to run comps if you do this model. Um, you should be able to know how to run comps and be able to negotiate a good deal. But unfortunately, not a lot of people are good at negotiating or even getting the deal down low enough, because really, in order for you to get a deal low enough, depending on the price point in the United States where you're at, if it's like a half million dollar home, even a $50,000 discount below what Zillow says, or $100,000, that's not enough sometimes, right? Because you need like $150,000, $200,000. But when I was new, and what I see a lot of people on Facebook groups doing, they'll post the deal that's discounted maybe $30,000, $50,000, they'll be like, hey, looking for a buyer. And immediately it's like, bro, you do not have a deal. Yeah, not even close. So what did they just do? That, that, that the old way, they just, they just wasted their time, in my opinion. On, um, you know, they looked for a deal. How long does that take? A long, long time.

Yes.

They ran comps. I've talked to people that have ran comps for 24 hours on a deal. They're just like, yeah, I just— I, I'm not sure how to make sure it's exact, you know.

Yeah.

So they ran comps and then they negotiate. Negotiating takes forever because you got to get them on the phone. Maybe it takes 2 or 3 or 4 calls before they agree.

Gotta make sure that all of the decision makers are there because, you know, down the line you could realize that maybe you weren't even talking to the right person that says they'll sell it. You know, I'm sure there's a bunch that comes up at even that point. So time, time is a big waste.

And then when you sign, I don't know if you've ever filled out a real estate purchase agreement like a contract, but it's pretty time-consuming. You have to type in their address, their name, your LLC. Some CRMs will do automatically, But then you got to get their email, you got to send it to them, you got to wait for them to sign. Then once you've done all that, which let's just say this whole process can take you months, like months. Yeah, it can even take you weeks. But let's just say months. Then you do that. And then the next step that most people do is they're like, okay, okay, now let me find my buyer. Let me, let me see if I can find my buyer. So you just spent months, months before you got to the real stage that actually gets you paid.

Yeah. Like, you don't even know if somebody wants that property after all of those steps.

Exactly. You don't even know. You just wasted all your time. Believe me, I've been there and I did it when I was brand new. I did the whole thing. I was cold calling for hours a day, 4 hours a day, 8 hours a day. I was kind of trying to run comps. I would negotiate a deal that I thought made sense, and then I'd get stuck here and then I'd be like, nobody wants to buy my deal. Well, yeah, newsflash, I sucked at negotiating. I didn't have the right price. That was the problem, right?

Yeah. Yeah. So what's the deal for somebody?

So if it's not a deal, if it's not a deal that's like a no, then people are like, well, let me renegotiate. Right? And renegotiation can take quite a bit of time. Not only can it take a lot of time, but you lose a lot of trust. The seller is like, hey, you told me this price, now you're telling me another. I don't even believe you. I, I got 5 other people calling me.

I know. I think that this is where, like, honestly, like, this process— maybe not every time, you know, and of course everybody's gonna have different skills and things like that. So if you guys are doing it this way and you're like, works for me, you know, it's not end-all be-all of what we're breaking down here, but It's like, I think that that's also this process is where, you know, agents that you reach out to or people that have heard of wholesaling and wholesalers, that's where that becomes like a swear word for people because this process, because they're like, you're not going to perform, or you're going to come back and say you can't buy it for this and you're going to back out of the deal. You know, just like I told you about that one property of an agent in her listing that needed, you know, you'd want to buy it for literally negative dollars. It needed so much work. But in her description it said no wholesalers, and it's probably because of processes like this. She's been burned. Yeah.

So now don't get me wrong, this process works. It all works here if— I've done hundreds of deals like this, but, um, it works if you're able to know what a deal is, if you're good at your area, if you're like, oh, that's a deal. And if you're good at negotiating the right price, like, for example, if someone— if I'm talking to some seller and their house is worth $500,000 and that needs $80,000 of work and it's going to take like 6 months, I know, okay, I'm going to need to be around $200,000, $250,000. I just know because of the work, the time.

Yeah.

So I asked the seller while I'm negotiating, what are you looking to get? And she's like, I'd like to get— remember, we need to be around $200,000. If she's like, I need to get around like $300,000, $350,000, I know I got someone who is reasonable, right? Like, I can work and we can probably negotiate to that point, and this process will work. But if they're like, I need like $400,000, and they're just way off, you know, you can try and negotiate and lowball them, and they might be interested. You can try and run creative. But what I'm trying— what I do and the way I get offers is I kind of go past is, uh, you know, finding the deals is not the difficult part. It's kind of like this stuff, like, thanks to batch leads, you can find deals, you can find opportunities, right, through agents, all that stuff. But it's running the comps, negotiating, doing all this. It's not difficult, it's time-consuming.

Yeah, very time-consuming.

So what I, I do is, using batch leads, is I go— and we're going to talk about the painless flipping method Um, let me write that down. Flipping. The first step that I do is I master my area, my area, and, uh, network with buyers. That's probably really hard to read. With buyers.

Looks great.

And the reason why I do this first is because when I get a deal that I find, right, I'm looking for deals in areas where I have buyers, right? I'm not trying to look in areas where I don't have anyone. That would be a complete waste of time.

Yes. Right.

So, for example, Landry, if you were like, hey, Nate, I got a great deal in Pennsylvania, it's in the middle of nowhere. It's got 10,000 people that live— 10 people live in the town. For me, I'm like, first of all, I don't want to worry about that.

I'm like, doesn't that sound really good?

But I got a great deal. You couldn't convince me. I'd be like, hey, even if it's a great deal, I don't have my buyers, I haven't mastered the area, it could be a waste of money.

Yeah.

So it— but if you came to me and said, hey, uh, I have a great deal in Phoenix, I have a great deal in major cities, that's where I focus on, solid city, then I'm like, okay, let's, let's talk about it, right? Because this is something that I know. So Then if you give me the lead, right? So next thing is find deal. So if you give me the deal, what do you think I'm going to do with this deal that you just gave me? If I know it's reasonable and it's in an area I like, what do you think I'll do? It's okay if you don't know the answer.

I would say that you'd probably start also analyzing. I think at this point you would share your— if you're talking about you being the buyer, you're talking about yourself at this point. Okay. Just you. Okay. I was about to say I have buyers and everything. Okay, I don't know. Yeah, I don't know what you would do before.

I would do a quick, quick analysis. We're using Batch Leads. I would quickly just be like, okay, you have a deal, you're talking with someone, it seems pretty good. I'm not 100% sure because I'm not buying it, you know, and I don't want to lock it up yet. Let me do something really quick. Let me just ask the people that are gonna buy it. We don't even—

we don't— or you even like, okay, so send something over before, like right after you do a quick analysis and say, hey, is this something that you would be interested in?

Exactly.

Oh, okay. I haven't heard it. Yeah, yeah.

Because I could just waste all my time being like, well, let me look at this deal, let's break it down, blah, blah, blah. It's like, hey, it doesn't really matter what I think, it matters what John and, and Jeffrey the flipper think. They're— that's really—

yeah, that's interesting because it's like, you know, when thinking about, uh, you know, reverse engineering or reverse wholesaling, it's like having the buy box and then just going after it. But then this way you're being a little bit more specific instead of just being like, hey, I know that this meets John's buy box and grabbing it and getting under contract. Instead, you're saying, hey, hey, John, like, I know that this meets your buy box. Is this something that, you know, before I, I get too deep into it, something you'd be interested in? Is that what you're saying?

You just nailed it, 100%. So what did I avoid? Yeah, I avoid wasting my time on— I avoided wasting my time on running comps. I did a quick analysis. I didn't have to go—

yeah, because what if John's like, sure, it has a lot of the features I like, but honestly, no. Like this area doesn't work for me, or this so happens, I hate that subdivision. You don't know.

Yeah, but John's like, hey, that area sucks, Nate, don't even waste my time. Oh, okay, glad I didn't waste any time on that, John. Thank you. So I don't have to do that. I don't have to negotiate it with you yet. If you have the deal or even the seller, hey seller, my guy's not even interested in this property. Oh, so you're not going to buy it? Well, I buy it, and sometimes I work with partners. I'm not interested. They're not interested. The only way they would buy this deal or we could get this done is if I can offer you $250,000. And that's if John told me he'd pay $270,000, then I just already have my offer. He gave it to me. I didn't have to do anything. So he's like, negotiation, signing. Sometimes you don't even have to sign paperwork. I'm cool enough with John where I can say, John, here's the seller's info. You just signed with them. Just cut me a check at close. Right.

Oh my gosh. Wow.

Right. So essentially, you don't even have to wholesale. If wholesaling ever gets outlawed— and by the way, I mean assignments, like if you assign a contract— who cares? John's got me. He's like, yeah, dude, it's a marketing fee. I'll pay your business. Great.

Wow.

So all this saved me all this time because I'm willing to just master my market and the relationships I have there. Now, um, and this is all can be done using batch leads. If you're brand new, if you pull that agent list and you start reaching out to those agents, you can say, hey, look, I come across a lot of deals. Do you buy, or do you have any buyers that you know of, um, that I can work with? Oh no, I— the agent's like, I, I buy. Well, great, can I bring you things and you tell me what you'll pay for them? Sure. Right now, it's finding, developing the right relationships. That's, that's a skill set, just like cold calling. You got to be able to talk with people and know what you're talking about so they— because they can smell someone if they're like, oh, this guy, he doesn't know what he's talking about. I'm not going to waste my time. But everything I just showed you here, which is probably kind of hard to read, not necessary. Okay. Let me give you an example. I just got sent an apartment complex in Colorado.

Oh, that's— yeah, that's great because you're getting into multifamily more, right? Yeah. Okay.

Do I know anything about Salida, Colorado, in the multi-unit market there? Don't know a dang thing, right? So what do I do? I send it to a buyer that knows before I even have it under contract. He tells me what he'll pay, and then I talk to the seller and I send the seller a contract and I say, hey seller, this is what I can pay. Does that work for you? He's like, send me the contract. I'll bring it to my family because it's in a trust. I didn't have to run comps on a multi-unit. I don't have to know any. I didn't really even have to negotiate. There's really no negotiation. You can do my price or not. That's about it, right?

Wow. Yeah.

So that's what I did with that one. And I have another one I can show you guys. There's another 4-plex that someone sent me. And you guys are probably like, how are people sending you stuff? Because I tell them I have buyers. I tell them who can buy and we can get this done and we can JV or I call it painless flipping, right? It's just like quickly, easily just find out what you can offer without wasting your time on all this stuff. So quickly, let me, let me pull up this email I got. I talked to a guy that had a fourplex and I said, what do you want for your property? And he's like, well, I want this. I said, well, let me run it by my, my buyers and the people that I work with and see if we can get it done. Didn't run comps. Don't even know what it looks like. Don't care what it looks like. I sent it to my buyers without having it under contract. I trust them. They're not going to go around me or I'm never going to send them a deal again.

Yeah.

Within, I think, maybe 30 minutes, they sent me, uh, their offers. They said, hey, if you can get it for this, anything less than that, we'll pay you, obviously, but that's where I can buy it. And, uh, how would you ask that?

I mean, you know, because I think anybody watching this, or that's going to be watching this, if you're like, I want to do this, but I think that, you know, everybody has— gets really bad analysis paralysis and ends up, ends up just not taking the action because of a little thing on What do I say? How do I ask, you know, when it's something like that?

Yeah. So how do you do this? Well, I'm glad you asked that. That's like the whole process that I teach in the Painless Flipping. Like, yeah, tomorrow, if you sign up at painlessflipping.com, it's— I have a masterclass every Thursday where I actually go through step 1, find your buyer. Step 2, look in the specific areas and get the free leads that I'm talking about. Yes, I lay out the whole process. So to answer your question, That's how you go there.

Okay, cool.

And I'll type that in there.

Yeah, I was about to say drop that for everybody in there.

And the reason why I love this strategy so much is it's not time consuming, and you can use batch for the whole process. You can pull the leads if you want to, you can work with agents, you can find buyers, you, you can do all that in the very beginning to master your market like I told you here. And, um, if you don't do that and you're like, hey Nate, I don't really care, I'm not going to do what you said on working with buyers first, I'm just gonna go find deals. Great, go, go find deals, but you're gonna have to go through all this, which I bypass and don't waste my time on anymore, right?

Gosh, wow.

Uh, let me, let me send— show you this email so you can see what I did. Um, okay, everybody that's watching that's like, uh, this sounds like that— this is—

I mean, I think this is a no-brainer. Of course, once again, if it's working for you, just the, the standard and traditional way of find the deal and then find your buyer of what everybody's done in the past, then that's fine. But I— why not? Especially when it's something that people haven't tried before too. And why not try to make your life a little bit easier and your flow more efficient too so that you can get more deals done and make sure that it's something somebody likes as well?

Yeah, because There's nothing worse, Landry. I'm telling you, there's nothing worse than running comps, you know, looking for the deal, spending money, running comps, negotiating, going back and forth, back and forth, sending the contract, and then you're off or no one's interested on that street because it's the worst street in the whole state of Utah and you just didn't know. But everybody else—

Yeah. And then you're like, now I have to— you know, you're not able to perform on that deal and, and No wonder that people get a bad taste in their mouth when things like that— of course that happens, life happens. But still, if that's happening all the time, then it's like there's got to be a better way, which is definitely something like this.

100%. So I was talking to this guy that owned this fourplex. He's like, I want this much. He said he wanted $2.1 million for a fourplex. Crazy expensive. But they're big duplexes. They're like the size of like a normal house. But Well, what they are is it's, it's a 4— he calls it a 4-plex, but it's just 2 duplexes, right?

Okay. Okay.

2.

Yeah.

4.

Okay.

So I was like, man, I don't even want to look at this. He's off. He's way off. I don't even want to have to run comps to know, like, what I need to offer him. Let me just ask my buyers and that's it.

Wait, the seller wants 2 point what?

He wanted $2.1 million. Oh, that's what he wanted for the two duplexes. It's for two duplexes. So all I did is I took the email that he sent me with the pictures and all that stuff on it, and I said, hey, one of my buyers, Jordy, is this something you might be interested in? I started negotiating with the seller. He wants $2.1 million, which is way too much, but they always shoot high. Let me know if you're interested in what your offer would be, and I'll try to get it done. That's it. Like, tell me what you'll pay, and if I can negotiate it lower than that, then we have a deal. No contract signed, no negotiating. I didn't have to worry about running comps. So then like 30 minutes later, Jordy's like, I need to be at $1.5 unless he is open to financing. Okay, so I have—

there's your answer.

So if I can get this guy to come down $600,000, $700,000, which probably not possible, but I'm going to give it my shot. It's a real offer. I'm going to say, hey, I can do this if at $1.4, $1.45, so I can have my fee in there.

Yeah.

If you do financing, we can pay a little bit more, but $2.1, that's just a ridiculous asking price. No offense, seller, but it's just too much. And that's it. I didn't spend any time, like I said, wasting on doing any of this stuff. And I sent it to another one. Who always buys, man, I'm always, I'm always saying I'll look at everything, but I'm probably a mile on asking price. If I wanted to go more, I could say, well, what would you pay? Let me see if I can get it done.

Yeah.

So all I have to do at this point on this deal is call the seller and just say, hey, Mr. Seller, this isn't going to work for me. But I ran it by some, some of the guys I buy apartment complexes for with. And, you know, they're offering Like $1.45 million. Would that get it done? I know it's a lot less than what you said. So I'm not the bad guy. I'm letting him know people that, you know, I can bring to the table and he doesn't care. Uh, and if seller financing is available, maybe we can pay a little bit more. If I wanted to go more, I could ask Jordy. I could say, Jordy, what more— how much more could you pay if, um, they chose that route? Yeah, yeah, if we could do seller financing.

Yeah, that way you're not saying like, hey, I negotiated with this seller and got him down to say $1.8 million, and you're like, that's awesome, I got a really great discount, right, of what they wanted. But then they're like, yeah, sorry, that's going to be several hundred thousand dollars still off of that. And then you're like, great, let me go. And no wonder, you know, if you run into upset sellers, that might be why. So yes, that is so awesome.

I can guarantee you this happens so much. Why? Why? Because I did it so much. I don't do it. I only lock up properties if it's a steal of a deal. If he's like, hey, I can do a million, and I'm like, okay, 4 units, like there's homes for a million, yeah, let me lock this up. I don't need to ask Jory.

You already know, like obviously with your experience over the years, you know when something is just like a really good deal, you know, enough to know those things. Of course there's going to be other areas that you'll want to double-check. But—

and that's what I mean by the quick analysis. Like, if you can look at Zillow quickly or Batch Leads, uh, you know, the estimate, and be like, yeah, this is like a lot lower, like a lot, you know, let me just lock it up. But usually just ask your buyer. So why do I do this and why do I teach this to everyone? Time. It's all about time. That's like our— it's one of our finite resources that we can't like get back. Like, you can always make more money, right? But time, you can't get more money, more time, like it's running out. So if you waste all your time and money, unfortunately a lot of people waste a lot of their time on, you know, lead gen and they don't know what they're doing. Yeah, that sucks. But for me, it's like, hey, how long does it really take for me to get and establish relationships with agents using batch, with buyers, and then just ask them, So I don't have to waste my time.

Okay. So really the steps are find, at least just find somebody motivated that says, yeah, I'm looking to sell. Really, if you break this down into the small steps, if people are thinking like, oh, because I think that this can also get confused for anybody watching, like, oh great, if I just see a property and don't even, you know, do any kind of reaching out to the seller, because here you're saying I started to negotiate, this is the price he gave me. I think breaking the simple steps down of I reached out to 123 Main Street, you know, uh, owner, and they said yes, they are looking to sell. This is the number they gave me. Is that what you would say? Just simply as like, at least make the contact with the seller, see if they have the motivation, and then, and shoot that over to your buyer just so you're also not wasting your buyer's time. Because I think that you can go wrong with this strategy if you're just starting to bombard your buyers like, what about this one? Is this a deal? You know what I mean?

They're gonna stop answering your calls really quick.

Yeah, they're gonna be like, this guy doesn't talk to the seller first. He just sends me property addresses. No, you know what I mean? So it's like, yeah, for anybody watching this.

So why would I in this situation send this fourplex to my buyers when I knew the guy was really high? Like, why would I do that in this situation you're saying? Because I knew that there was motivation involved.

No, no, that's good, because then it's like you already talked to the seller, so it's like you already know that he wants to sell. You know, rather than just being like, oh, this looks like a good deal, you know, you're actually making that contact, which is—

you have to. Yeah. So I really appreciate you pointing that out because it is not just finding an opportunity and just asking someone what they'll pay for it. No, you have contact. If you, Landry, if you had a deal and you're like, hey, Nate, can you help me find a buyer? I know you got great buyers in Phoenix. I would say, well, let's talk about your deal really quick. Quickly, does it sketch out? And you'd say they're asking way too much. But they're really motivated. They're in pre-foreclosure and they're going to lose the house in 2 weeks.

Then for me, wiggle room. Yeah, right.

And for me, I'm like, okay, well, it doesn't really matter what their price is because they're really— they're going to lose the house. They're going to have to take something.

I see.

You can help them. So motivation is one of the most important things. And again, don't, don't forget that location of your buyers and like who you have is extremely important in this strategy too. Because if you don't have the location down and you're just looking at everything, you're going to waste a lot of your time. That's— the buyers are the key to saving your time. You're just finding potential deals once you have the relationship and finding out if there's motivation involved.

This is so awesome. I hope that you guys are getting value out of this. This is so— I mean, just such a simple thing. You know, usually the really golden pieces are the simplest things, and people just have to take the action. Here, let me see. Looks like we have a couple comments. I'll call them out real quick. Um, Marcella, good to have you on here, says great video. Thank you, Nathan Payne, for always dropping gold nuggets. Going to sign up for batch leads. Awesome, love it.

That's what we like to see. So for batch leads, if you want to pull it back up, um, actually I think you still have it up, right?

Okay, yeah, I do. I found the agent.

So what would you do to start developing relationships with buyers with batch leads? There's many different strategies I teach, especially if you come to my master class or join my Facebook group. I go over like how to develop these relationships first, but batch leads is a good is a good option. You can use it with what you're on right now is agent outreach. Agent outreach are like the key to buyers, right? They, they have buyers, they represent buyers, or they buy. Now, Batch Leads also has a tab in the— I think it's under— yeah, that property search. You can search cash buyers in a specific area. So if you wanted to, um, you could just pull cash buyers in Phoenix or wherever you're at and just using the CRM that I showed earlier, you can put the list into the automatic buyer outreach and it will automatically text and email buyers, the buyers that you find here, and ask them, hey, are you still buying? What are you looking for? What's your buy box? And it gets the conversation going. So, you know, if you have the right info, it will save you time on instead of just picking up that phone and just dialing or putting it on a cold call.

Yeah, that, I know, that's so cool. Like all that automation, just, you know, getting those conversations started and at least seeing if somebody's an agent or if somebody's still currently buying so that you can move forward with continuing the conversation, uh, without having to once again spend your time, you know what I mean? So I think that that's really the key here. So you guys could just come in here. There's so many different ways like Nathan is explaining, but in property search, let's just say in Phoenix, I go and search there. I open up my filters.. And there's a bunch of different areas and criteria, and I teach you guys how to use this too, by the way. Um, if you have batch leads, you can get into the— actually, anybody can get into the community. I'll send that to you too, Nathan, so everybody can get in there. But I'll teach you guys how to use like the system and really feel confident with it so you don't have to waste your time once again worrying about your computer, and you can get this stuff done quick. Uh, and I'll, I'll get that in a second here, but basically you just go down and You can see that I'm pulling yes cash purchases. You could filter out the owner type if you wanted to and really make sure that somebody owns properties under an LLC or trust or individually, but I usually just leave that open just so we're not getting too narrow of a list. And you can kind of just depending on what you're wanting to do, you could also say, hey, I'm looking for somebody that owns at least 2 properties minimum if you want to find somebody that is building their portfolio potentially. And then maybe just telling the system, hey, I'm only looking for properties where the— they don't have this, the mailing address and property address matching, meaning they don't live there, they don't receive mail there. You know, I'm more likely to find people that are buyers rather than just people buying properties with cash and living there, essentially. So you just filter it. You can see that I got 878 just broken down here, and you could go into the details of one of these And I'm not going to click on one of them just because you can get flagged so easy on YouTube. So I'm just going to leave it open-ended. But basically you can go into the details and there's a whole list of the properties that they own, which is so cool because then you can see before even reaching out to your buyer, if you were to kind of just getting started and going through like a really small list, then you could say, hey, it looks like they purchase a lot in Phoenix, Oh, they, they purchase a few properties or they have a few in California. They, they're all over, you know, they mostly buy 3-bed, 2-bath, uh, older homes. Like, you kind of get their buy box a little bit before even reaching out to them because you can literally see what they like in the properties they own, which is kind of cool. So gives you a ton of info in here. So you guys should definitely try it out.

Oh, of course. Thank you for sharing that. Um, yeah. And I wanted to let everyone know, like, what I just taught, what I just showed you— if I wish I had more time because it goes— you can go really in depth with it, but I just want to share, share this with you. So I just had, uh, if you haven't joined my Facebook group yet, definitely try to check it out. It's Painless Flipping. That's it. And this strategy, we talk about it, we show it, and, uh, we have our free masterclass at painlessflipping.com that you can join where we dive deeper into this. But we have one of our, uh, students Jared, who just got us a $10,000 check doing this exact method, right? He found a lead, you know, we taught him how to find a lead for free without having to, you know, waste all the time and energy and money on it. He found a lead and then he went in. What I do is in my community and Discord, I give people my top buyers and their buy box criteria. So if you look here, it tells them exactly what kind of properties they want, how soon they can close, what's their budget. And he just went in here and he's like, okay, well, let me, let me go talk to one of these guys and see if, you know, they'd be interested in my property. And I have several, like, top buyers, and that's it. So he just brought a deal, said, hey, what would you pay? They're willing to pay $10,000 more than what he had it for. And, you know, bada bing, bada boom, that's it, right? Amazing. So it's, it's, it's, it sounds really simple, and I think it, the, the The concept is simple, but there's obviously a lot of things you got to learn, a lot of things you got to navigate through, especially if you're working with another wholesaler that has the deal.

Yeah.

But knowing what a buyer will pay before you waste your time on locking up is invaluable. It saves so much time.

You're still going to go— of course, it's not like everything is just done for you, of course, with this strategy, but it's like having that— that's I would say at least with a lot of people in the community or that I'm talking to or just in this space, I would say one of the biggest pains people have is finding a buyer. So I think just getting that out of the way, you can start focusing on the other parts that you're going to need to have skill-wise and focus on brushing up on everything else by getting your buyer out of the way by, he wants this property. I know what they'll pay for it. I know that they like this area, and now I can negotiate with the seller, and now I can do all that other stuff, you know.

So, and when it comes down to like one of the hardest parts that wholesalers have is finding the buyer. Let's get real, most of the time they just don't even have a deal.

Yeah, yeah, exactly.

It's like you might have a deal, but your deal sucks. All right, I'm not trying to hurt anyone's feelings,.

But to a buyer, they're like, that's not a deal to me. So as simple as that.

And the wholesaler's like, well, it's $100,000 off. And the guy's like, it's going to cost just $100,000 to fix it.

It's just, it's just like those two duplexes or the fourplexes.

So, so very interesting. I hope all of you learned a lot today, but, uh, using Batch again, that's why I do the batch calls. So I love Batch because they've helped me and they continue to help me. Develop more relationships. Because it's not like once you have your buyer, you got 1 or 5, you're done. Always be networking, always be looking for deals, always be looking to help people. And so you don't get stuck with crappy deals that buyers are like, hey, I know you just spent a year following up with this lady. Yeah, but it's not a deal. Nobody buys in that area. And I've had problems with doing that when I was brand new. I would follow up with people forever. Finally get it under contract, and then they'd be like, there, I couldn't find a buyer. There was literally no buyers in that area that even bought in that part of town because it was like the worst part of town.

Oh man. But then you're just like, I want to get this deal done, and it ends up just not being a deal.

So, so, uh, Landry, we got a question right here. Why is there no flipper houses that have been bought and resold within 12 months or so? Quick filter for cash buyers in batch.

There is something in the works, but all you have to do is just kind of— what I like to tell people when going through these filters is whether you're pulling sellers or buyers is as you're going through these filters, because there are so many, just start painting a picture. So if you're trying to find somebody that has bought and sold a property, those are basically the filters that you would apply. So you would try to find somebody. Uh, it's a great question and we I show those, um, that other way as well. Like, let's just keep these for now. Um, I'm gonna do— I'm gonna go to the ownership info and I'm gonna say— well, actually, first, in the cash buyers section, you can see that I had the, uh, purchase date. So what I'm gonna do is, for this scenario— and you let me know your thoughts too, Nathan— but usually for an example, it's like, I'm gonna find a buyer that bought a property with cash 12 months ago, let's just say we'll just give it, uh, some room. And then I go and see that they sold it like 3 months ago. So somebody that bought it maybe, you know, did some work to it— that's kind of the paint, uh, the picture that I'm painting here, right? And then they sold it pretty recently. What is that in line with what kind of you would do?

Yeah. And when you're referring to why is there not a flipper, I think that's, uh, you know, Renee I'm not sure if, uh, I think like PropStream probably has a tab like that, but you don't really even know what their criteria is in that, right? So you might as well just build it yourself and, and change it up and make sure it's the right criteria that you're looking for, right?

Yeah. And I, I usually find really great results of people that, um, you know, have a home that was built. And you could even go take it a step further if you wanted to. Sometimes this really helps build a really custom list is of course knowing your market because it's going to be different with like your, your build. I've learned that so quickly with going into different markets because I'm always in Phoenix. But let's say that I'm trying to find properties that have all the same criteria like bought and sold and everything, but they were built in, let's say, 1990. Then that will give me even tighter results to find older homes that were bought, then sold. And I usually am able to find a really good list of properties that had work done to them. So I would do that, kind of getting in the mindset of even if you're doing this with looking for sellers, when you're thinking about like how to find motivated sellers is another big question. Like people want a button for that, but really start painting the picture and I think you'll be able to find like those really good buyers and sellers because you're doing things a little bit deeper than somebody else. And once you get the flow down, yeah, and once you get the flow down, it won't take you you know, long at all. So let me know if that helps, Renee.

And yeah, that's a great question, but no, great answer, Landry. I think it is important to know what makes the criteria bring those properties to, you know, and I think that's cool. So, and for saving time, you know, like you said, you're, uh, they're, they're working on a flipper tab. They have a cash buyer tab, I see that filter. So, uh, that's pretty much it. That's what I wanted to talk to you guys today about was is how to get buyers to make offers before you even have a house under contract. Now, this has just been a little tidbit of how I use Batch to do it, but there's so many different ways and strategies you can use. But really what it comes down to is just being efficient with your time. And, you know, Jared, who was, you know, Jared, by the way, that we showed you in the Facebook group, Jared has a full-time job. So Jared, really, Jared, you know, has been doing this nonstop for like 8 hours every day, a full-time job. He has a full-time job and he did this part-time. So not, not everybody can do it, right? And I'm not saying that it was completely easy, uh, for Jared because the first one usually you come into a bunch of different, you know, things that you have to overcome. But, uh, yeah, it works. And, uh, for me, time is so important. Again, Landry, I know your time's important. We don't have all day to track down sellers who aren't going to respond to us negotiating. And if we negotiate it, we do it wrong, like all that.

So anyway, awesome. Wow. I'm— yeah, I hope that you guys found value in this. I thought that that was super, super valuable with how you broke that down, and so easy. Just get that out of the way and, and make sure that you actually have somebody lined up, um, and, and just ask them before you go through all the other steps.

So exactly. So painlessflipping.com. Not sure why the link didn't work there, but let's, uh, try it again. Let's So if you want to learn more kind of deeper into what we just talked about— come on, let's see. I have to look at this because we just changed the website from painless wholesaling to painless flipping because I think it just is— it makes more sense. There you go. But yeah, you can check it out, painlessflipping.com. And if it's tripping out like that one was, painlesswholesaling.com is the same thing. But, uh, Landry, do you have any questions? Do you have anything you want me to clear up for, for you or anyone that was watching this? And again, throw in any questions. If we have time, we can answer them.

But anything, Landry? Let me hear really quick. I'm going to send this to you before I forget too. If you guys want to get into the community, if you're, um, in the Batch Slack or whatever you have on your end, drop that link if you guys want to learn more about how to use the tools as well. And if you guys have questions also about the software, don't be a stranger and chat with me in there in Slack because you wanna be able to, if any of you guys signed up for a trial as well, you wanna be able to know how to use it in that timeframe and not, you know, once again, waste your time in that week. But I would just say, you know, with, for anybody that is watching this or is going to be watching this, what is one piece of advice you'd give to somebody that is in that analysis paralysis of, I have to, basically just what would you say to somebody that is having trouble taking that first step to contacting buyers, to making the move to get things going in their business?

I would say really hone down on your why. Why are you doing this? Are you doing this just because you want to be an entrepreneur? Are you doing this You want to provide for your family? Like, are you doing this just because you think it's a good idea? Like, my why drives me every day. That's why, you know, I'm consistent with what I do, even if it's something hard. Like, if I don't want to call a buyer right now, I just remember, like, why am I doing the activity I'm doing? And I know that can be kind of difficult for people sometimes because a lot of people, like, they don't really know their why. They don't really know why they're doing it. They just do it because they're like, well, I got to spend my time doing something. Um, but yeah, I would say ask yourself, why, why am I doing this? Do I even— what's the purpose? Like, what's the end goal that this is going to provide me if I do it? That would— that's not that. And, uh, we got Tyler Pulver coming in and he's giving me some, uh, what are those, some explosions? Those look like fireworks. But yeah, know your why. And if you don't— I feel like I'm just throwing a bunch of stuff at everybody right now. But if you do not know your why, I would recommend going and getting my planner. I have a planner that I actually—

have I showed you my planner? Yes, I know. I was going to ask you. I needed to reach out. I got like a binder for it because I want your planner. And I was going to ask you, I was like, I forget if you told me I could download that too.

Yeah. So if you just go to painlessplanner.com, that's the planner that I personally built out myself. I actually have like a little drawer where I— and, um, I'll kind of explain to you guys super quick why this helps me and how it can help you. So if you— the way that the Painless Planner is set up— let me— it's a little too high. I need to bring my— I know.

There you go. At least you can now. It's easy.

Yeah. Yes, it is easy. I can just drop it down a little bit. All right, dude, that's a nice— there you go.

Yeah.

So the way it still doesn't It's not very easy to read, but anyway, the way that I set up my life is at the very beginning of my planner, I put down my life plan and objectives. So I want to know if I'm going to plan out my life, what am I trying to achieve? Like, what's the goal? It's not money. I don't care about money. Money can— like, money doesn't really provide value in my opinion. Like, time is something that provides value, like the way you use it.

That's—

money is used to like buy things that will provide what you really want. So if you're like, oh, I just want money, that's not a good why, right? You want to— you got to know what the money is attached to or what you're really trying to achieve. My goal, I'm— I want to be like Jesus. That's what mine says. That's the whole goal. So if whatever I do doesn't get me to be like Jesus or like be nice or kind, it's not worth my time. So everything that I do, if I'm like, like, hey, you know, I'm talking to this lady and she can sell me her house, but there's a better option for her, then that doesn't align with my objective. I need to tell her straight up like, hey, um, I can buy your house for cash, but you probably have— you actually have some better options. You could list it. Yeah.

And then she's like, oh, I love that. Yeah.

And she's like, oh, I actually need it sold right now. I don't have time to list it. So now that aligns with my objective. When I call my buyer Is it like deep down, is— am I helping him, uh, like a friend would or Jesus would? Like, yeah. So everything I do is attached to the end goal. And I know that's getting kind of deep, but basically the planner just helps you identify. And you don't have to— your goal doesn't have to be like Jesus for everybody. That's just my goal. Um, but, uh, everything breaks down from your life, and then you got your year. What am I trying to accomplish this year that's going to help me achieve my life goal? And then you go into my week. What am I going to do this week that's going to help me accomplish my goals? And, um, I personally believe that like it's not just that simple where it's like, okay, I want to be like Jesus, or I want to be— do this or that.

Like it actually breaks down into, uh, like what is that, you know, like what does it mean for you to have that, you know what I mean? Like everything's broken down. It's not just writing it in, right? Doing nothing with that objective.

Yeah. And, and I break everything down in my life into categories. Categories like family, God, uh, business, um, actually have it right here, self-development, and health. If I'm good, I've— if I have goals that help me achieve what I'm trying to accomplish there, then like I know what I need to do every day. So for health, I know what I need to do today. Self-development, same thing. Family, same thing. So we just went on a tangent there, everybody.

No, that was so, so powerful, and I think that those are the pieces that often get forgotten. And I'm so glad you brought that up because I was— I kept forgetting to ask you because I want your planner too.

So I'm always improving it as well. Like, I use it. So if I see something that I want to do, like, I'll just change it in my planner. I got it right here. So it's just painlessplanner.com. And then once you fill it out, you'll— it'll send it to you, the PDF that you can download and print off.

What's that, that quote about like a, you know, like a goal is, uh, only a goal until it's put into action, you know what I mean? Like, I feel like is the piece of that. What is that quote? Do you know it?

Yeah, there's, there's, there's a bunch of different variations, but a goal is only a wish unless it's written. Like, uh, yeah, yeah, like that. Something not written is only a wish until you write it down.

That's— yeah, stuff like this. I feel like this is a, a piece that is forgotten about that to actually be intentional essentially in what you are planning in your life in every category and area.

So it's so true because the thing is like I used to plan my life through Asana, which is a project management tool. It would be all on my phone and it just didn't stick. Like just typing stuff in, even when I read on a digital, like on my phone, it doesn't—

yeah, it's— yeah, it's not the same.

But when you put pen to paper, it actually like manifests itself because you're thinking, you're putting it down. So anyway, this could be something for another time. You guys are interested.

I can definitely break down gems today. Just amazing, amazing, powerful.

I'm all about just everybody saving their time so they can actually spend on stuff that's more valuable than, you know, calling someone that won't answer. That's not—

that's a waste of time. Wow, this has been such a good episode. It's been great to see you again, Nathan Payne Payne Payne. I'm looking forward to our next call. Once again, if you guys are either watching this in the future or you have been here with us live, then hit the like button and, and show some love because this has been amazing.

I think it's because I've got my desk raised and I can stand up.

I got more—

yes, usually when I sit down I'm like lethargic and yeah, tired, but I'm, I'm pumped right now.

Let's go!

Yeah, heck yeah! Yeah, all right everybody, we'll catch you later.

And Landry, did you put the link for Batch Leads' community in case people, uh, here, let— can you see it on your— I don't know if you're logged into or which workspace you would be logged into in Slack. See if you can. I don't think I have the ability to drop it in there.

Can you put it in the private channel?

No, I don't know. Private.

Oh yeah, yeah. So everybody, what this is is Batch Leads has a community, a free community where they can answer questions. And I would definitely recommend using my link because you get a discount using it. And then, um, joining the Batch Leads community so you can learn, um, how to use it, uh, to get buyers, to get deals, to, uh, you know, be successful in your real estate venture. Okay. Yes, I just dropped it, Landry. Hope more people join, and I look forward to doing this again with you.

Okay, cool. Thanks so much, guys.

Thanks, Nathan Payne Payne Payne. All right, later, everybody.