Tapping Into Probate Leads with Micah Nichols

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This is the no Closer show where you get the latest developments in distressed note investing and learn the secrets of how you can control millions of dollars worth of property For Panties on the dollar. Get educated and entertained by someone who has closed thousands of deals and lives to support you in achieving the same. Now here's your host CEO of We Close Nodes, Scott Carson.

Hey Real estate investors, this is Scott Carson. I'm known across the country as the Note Guy and I've been an active note investor focused primarily on the niche of non performing notes, distressed mortgage notes on residential commercial properties for almost 20 years now. My company is we close notes.com and I know there's a lot of different things when it comes to the note world. Are you buying performing notes? Are you buying owner finance notes? Are you buying institutional debt? Like I would focus on Are you buying first seconds contract for each There's a lot of questions and it can be very confusing about what you can or cannot do. So one of the great things that we've hosted for the last couple of years that we do on just about a regular monthly basis is we host our one day class called Note Weekend. If you go to noteweekend.com you can register for our free three and a half hour class. We'll talk to you and share with you how you find fun and flip non performing notes. And yes, you can buy non performing notes from banks, hedge funds and a variety of different hard money lenders out there for your own portfolio. No, you don't have to have millions of dollars to dive into the non performing note game. We've got students that have bought plenty of deals with 2530 grand getting their ball rolling using their self directed IRA who are tired of dealing with toilets, tennis trash desks, tired of battling contractors and GCs to get properties rehabbed. We all know the market is changing and while it may not be like 2008, 9 and 10 again, it we do see a lot of distressed debt out there on both the residential and the commercial side. So if you're thinking about diving into the note game, becoming a note investor, a lean lord as you'd like to say, versus the landlord. Or you just want to figure out what it is about the sexy side of real estate in the note space. Well, check it out. Noteweekend.com doesn't cost you anything. We host it live usually the first or second Saturday of each month. You can go today. Register at the website noteweeking.com Register for the next live class we host. You'll get sent A replay to the previous class so you can start learning about the note business today. No questions asked, no credit card needed. This is a great way for you to dip your toes in the water and see if it's warm because I guarantee going through art three one day class. You want to dive into the deep end and become a note investor. So check it out noteweekend.com you can also go to our website. We close notes.com. check out our podcast, check out our YouTube number one YouTube channel. We are here to help support you. Whether you're experienced investor or you're brand new investing Note weekend is a great place for you to get the ball rolling. People often say we cover more in our three hour class than most people cover in their three day class. So check it out. Love to have you be part of our note family but get signed up today@noteweekend.com thanks and have a great day. Good morning, good afternoon and good evening everybody. Hey, welcome to this episode of the Note Closure show. As always, Scott Carson. Excited to be here today. Definitely jacked up for today's special episode with a very special guest. I know that we've been talking about a different niche in the note investing class, talking about reverse mortgages. And that's led to a lot of folks asking us about how do you work probate leads or how do you find probate deals for similar types of potential opportunities. So very excited. We've got a specialist who just focuses well. He's also an active real estate investor a couple of ways, but he has developed a business strictly around probate leads. Who am I talking about? Talking about the head honcho, the chief bottle washer over at U.S. leads List. That's Micah Nichols. Michael, how's it going today, bud?

Great. Thanks so much for having me.

No problem, man. So how did you get into this niche of leads that not a lot of people understand or target a lot in case, I mean, you know, I mean, I'm. Let me rephrase it. They're not targeting that like foreclosure list or stuff like that. It's a little bit more of a nicher niche, isn't it?

Absolutely. Yeah. I got started actually not by developing a business. I personally purchase the business. And so about four years ago, the former owners looking to cash in their chips, move on to the beach. That's from when I hear exactly what they did. Sold me the company and I transitioned, took it over and it was great. They, they ran a digital business from, from paper and so we kind of brought it to the 21st century. And that was our. Our key value out there. But I was already in real estate. It was already, you know, kind of integrated with what I was doing. And yeah, basically since then, we've just continued to make it better. More data, more accurate data. And I'm just kind of trying to level up and help people make more money.

Exactly. So you live up in Wisconsin, am I right? Correct. Southwest Wisconsin, which is always. Which always. I grew up. Or not. We grew up, but originally from Minnesota, so understand we both got a little ice in our blood. I'm actually a bigger Green Bay packers fan than I'm a Minnesota Vikings fan.

So that must be tough with the family.

You know, I live in Texas. I'm a Cowboys fan, so it's tougher. I got at least pick for somebody that can win a playoff game.

Well, we could never finish, so that was the bigger problem.

Yeah, that's so true. But so let's talk about. Can we. You define what a probate lead is for audience that doesn't. Don't know what that is, and we can kind of dive in from there.

Absolutely. Yeah. Let's actually back up just a little bit more because what I would say our company, what I think we do better than anyone else is we align death and real estate ownership. Right. And so in most people's headspace, they're like, oh, probate? Well, yes, but no. So, you know, really we're trying to align people who, you know, find people who want to sell and target that and make that a smaller, more condensed list so you can have a more effective marketing budget. And so probate is a good place to hit. The problem with probate is that it's 100 public. You know, as soon as. As soon as they file that paperwork, everyone and their grandma, anyone who has the gumption to go down and look, can get it. What we're doing, it's before probate starts. So we're looking at the actual death. So we grab, you know, obit. We buy government data. We. We bring in a bunch of different channels of data and we line up, okay, if, you know, this person passed away, do they have ownership of real estate? Those are the two pieces we're connecting. And from there, it kind of falls into four main groups. First one is kind of the probate, but usually it's pre probate when we kind of are generating our data, you know, right away. And then the other group is surviving spouses, trusts. And then the very last one is inter family transfers before the death. And those Last three never go through probate. That, you know, that doesn't happen. Oh, there's exceptions, but for the most part, that doesn't. That doesn't happen at all. And so we're putting all those pieces together, trying to help folks talk to a person in kind of that critical moment when they're like, what am I going to do here? Do I need to move on? Am I going to stay? You know, you know, basically getting the right message to the right person at the right time.

That totally makes sense. And I can understand. I've. In the previous past, before I dove 100 in the notes, we used to actually target the obituaries and send a letter campaign out to them. And, and we deal with a lot of grieving spouses or family members that end up with a property that definitely don't know what to do with it or they don't have the money to rehab it because it's outdated or it's been vacant for a while. And those have been some of the best properties. Not only profit wise, but also in a lot of cases, you're providing a service, helping a family out in a time of stress. You know, a lot of people are left with properties they don't necessarily want to own or they're out of state. In a lot of cases, it gives an opportunity to provide somebody with cash they need in an autonomous fashion. And also a win for us as an investor.

Absolutely. Yeah. And I think you hit the nail on the head. You know, I, I do, I do other marketing channels in my real estate investment, but for me, my biggest deals are the ones that I'm generating through kind of the probate. They're, you know, have the, the largest margins, but a lot of times I have to work the hardest to get them. There's more things to go through, more logistics, you know, if there's probate involved. But, you know, the biggest one, a lot of times is actually just emotions. You know, it's like acting with these people, hearing what they actually need and then solving all of those problems.

Yeah. Can you define the probate, what, what it means to go through probate and kind of the time frame for that? I know it's a little bit different, but can you share kind of a ballpark figure for folks?

Yeah, well, I mean, very much depends on state to state probate laws. Literally, in every state, they have their own nuance, they have their own timelines, they have their own, you know, logistics. Things you can do in one state, you can't do in another. But in General, you know, it takes, you know, if someone's quick, they got all their ducks in a row, three months. And, you know, for complex probate situations, it literally can go on for years. And so it very much depends. And then, you know, too, one of the things that, where, you know, it's kind of a hidden gem that a lot of people don't talk about is the stuff that should go through probate but isn't. That's, you know, if you can find someone, money who has, you know, legal right to a property and show up and be like, hey, I'm going to help you with this process. You know, I'll find you this money. But, you know, I'm going to, I'm going to be kind of, you know, your guiding light through this process. That's where the, you know, for me, some of, like, some of my biggest deals have come from. Because, you know, you're delivering so much value in that. They're like, what? I own a house. I legally own a house, but I didn't know showing up like that is, you know, wonderful for people mostly because it's so satisfying in helping them through that process. And, you know, you're, you're getting a big win as well.

Now, you mentioned earlier on, before you purchased a company four years ago that was strictly mostly a paper business and then you took it to digital. Can you describe kind of what that means? The paper visit are people literally physically having to go down to like the county courthouse and pull these lists or how does that used to work versus what you're doing now?

More and more, I was referring to how these guys ran their business. So they were, you know, they were in their 70s and they were, you know, we deal in a digital product. It's, it's your records. And so they were taking, you know, paper orders. They're, you know, basically it was more about how they organized their business. And it worked for them. It worked really well, but it didn't work for how I wanted to run my business. And so that was a transformation I was referring to.

Yeah, I've, I've got some friends, some vendors that run businesses that are kind of like that too.

No, it's great. You know, you got to respect it. But at the same time, it's just, you know, it's not very adaptable to, you know, kind of moving, moving needs and, and, you know, being able to do business quickly.

Yeah, that, that, that is definitely true. Or if they ever want to sell something, they've got to bring it into the 21st century versus just being on a spreadsheet or Google Doc, right?

Totally.

Now, on. Let's talk a little about your investing. You've referred to it. What's your kind of focus, your nature, what do you like to focus on for your bigger bang, for the bottom dollar, bottom line? I mean.

Yeah, it really very much depends. I'm kind of, I would say I'm pretty deal agnostic. I don't actually do any notes. So I, I can't say that fully on, on, you know, this channel with you, but you know, for me, I've got some commercial stuff. I do, you know, wholesaling. I do, you know, wholesaling asset classes. You know, I do land and like I said, I do commercial multifamily. I've got. So I'm, I'm kind of all over the board. I just love real estate. I like being a part of it. I like, I, I really very much like the hunting aspect of, you know, finding a great deal and then trying to figure out how to monetize it properly. So that's kind of where I sit.

No, it makes sense. And you, you invest not only in Wisconsin. What other states are you investing as?

Well, I, I've done so outside of Wisconsin. I'll do wholesales and flips, but I don't, you know, know for me, I was doing a lot more last year when the market was, you know, just booming. It was easy to make money anywhere. And then kind of when interest rates got higher, it turned into more of a, a buyer's market. I've settled back into what I'm really familiar with, which is, you know, basically southwest Wisconsin.

Okay, now that's a great thing up there. What are some of the intricacies, intricacies investing in Wisconsin up there that maybe most people don't know. Just the cold or is there anything else up there that people have to watch out for?

Yes, seasonality for sure. I mean, you know, the, the summer real estate market is way different than the winter real estate market. I, I just had a property flood. I was just talking about this this morning. I had a property, a fixture on a toilet broke and we had term insurance and I didn't know, I'm telling you guys, you know, my failure. So we had to take this one on the chin. It's going to be 70k Renault that we're just gonna have to eat. And, and also it's sitting on our books this whole time too. So, yeah, watch out for Wisconsin winter. It sucks.

Yeah, the frozen tundra definitely applies in Some cases, absolutely.

But otherwise, I mean, the, the market here, it's, it's getting more of an even playing field between kind of buyers and sellers. But especially in Madison, it's very robust. I mean, compared to Florida right now, like they are getting hammered. I was just talking to someone in Nevada and in Reno area and he's like, man, like we're having a hard time moving or moving our flips and that hasn't been, you know, I had, I just put a property on the market the other day, had a full price, accepted offer with no contingencies in two days. And so that's been interesting kind of watching that unfold. And you know, thankfully we've got good employers here, good economy is strong, but it doesn't have that huge, you know, kind of rise in appreciation like some of the, the coastal areas do, and then also the huge drop.

So you've also got a little higher in property taxes too, don't you, compared to a lot of other areas.

God, it hurts. Yeah, absolutely not. Not great on that side of things. But, you know, if, if that's what you have to trade for some price stability, you know, I guess, you know, it's. I'll take it for now.

Right. I'm in Texas. We have a high property tax as well, and just means you got to be a little smarter on your, your numbers to make sure that things are taken care of. But it's also too, I like it because if you got somebody who's paying their taxes on a distressed note, that's usually somebody who's investing quite a bit. Just try and stay in the property. So it can be an advantage. But it's also something you always got to double check on that property, make sure those taxes are paid or facing a tax foreclosure is not a good thing in a lot of cases.

Absolutely not. Yeah, no. I mean, unless you're the buyer.

Yeah, exactly. Amen to that. Exactly. That is the truth there. Now, what other services do you guys do? You guys just focus on probate leads or you focus on a variety of other services that you offer investors as well too.

So I mean, we do some just basic data aggregation, we skip trace, but for the most part, like that is our honed in niche that we focus on. So kind of how the business works is like we, you know, talk to someone about, you know, hey, you know, is your area available? That's, you know, basically the first question. So we only sell each list three times in any given county across the nation. If there's three People there, we won't sell it to you. We'll put you on a waitlist and you can get on when someone leaves. And then you know, every, you know, tomorrow actually we, we basically drop our new list. And so it's like data as a subscription. So you sign up, you get Data on the 5th of every month and then you know, the next month you got, you know, Data on the 5th. And it's always deduplicated from everything in the past. And so you're getting basically new, fresh, relevant data to market, to call, connect with sellers who you know, want to, to move their property in. That's, that's, that's kind of the business in a nutshell.

Leads fed to you on the 5th of every month, which is always really nice. And you know, I've got your website pulled up here. It's usleadless.com and we'll also put the link in the description there for you guys to track it or be able to click on that link and go directly there without having to remember this or do it while you're driving or listening to it. And so you've got what's, what's really your most popular counties across the country. You say 68 sold out counties. Is that predominantly in Texas or like Florida or is it all across the board?

It's all across the board. Mostly big metros sell out first, you know, where, you know, I'm actually just hungry for clients because there's a least competition and I mean we just don't sell the data but the data works better. Like some of my best performing counties are, you know, stuff that are outside of the metro in Wisconsin here and, and there's just no, there's no, there's no one else marketing out there. I, I really believe that, you know. Well actually I, I'm closing on an 11 unit two counties away and I'm, you know, I think it grosses 6k a month and I'm buying it for 200,000. Wow. Like you just can't get deals like that in big metros. And yeah, it's a little bit of a headache but you know, my return on, on investment is going to be, you know, that's basically a home run for me. And that's where I find those deals is kind of those little small tertiary markets that are just no one's, no one's hitting, there's no, no pressure there.

So do you see a higher hit rate with more data in like retirement communities? Kind of like I think of Williamson county, which is A big sun city by Del Webb with a lot of retired folks up there or 55 plus communities in Florida. Is that kind of popular where more stuff comes in or. Not necessarily, no.

It's, it's spread out. And one thing that you know, I never really thought that I would know about is just kind of the. I, it's really consistent. So like you know, let's say, let's focus on what I know. So Dane County, Wisconsin. Yep. Basically every month I get around 120 records. It goes up seasonally. Wintertime, more people pass away, less people pass away in the summertimes. So there's just kind of this wave pattern and it's relatively consistent but it follows, it follows population. So you know, just in any given area, certain amount of people are passing away and that's, you know, the more people there are, the more leads there are.

Yeah, I'm surprised that I have your website pulled up and I clicked on the Texas counties here and you've got Kamal county which is down by New Braunfels is sold out. Galveston county south of Houston and Guadalupe county which is over kind of like New Braunfels is sold out. But Harris, Travis County, Dallas County, Tarrant county, you know, for referior New wastes County, Corpus, those are all available which kind of surprises me but it actually excites me. I'm very excited right now because some of the kind of like even Travis county or Williamson county here around central Texas is, is still available. And you've got a button up here, get your quote kind of how do you price this? Is it a per lead that comes on average or how's that kind of work? Micah? Yep.

Yeah, so it's, it's per lead. So you know, if you go to get your quote there on the top, it'll basically take you to a map and you can click on you know, whatever counties you're interested in and it will give you a number. And so you know, I'll spare you kind of the multiplication that this thing does for you automatically. But basically how we charge is it's A$50 a record if you subscribe and you know that it's just an open ended contract. So you sign up for, you know, let's say Harris county. Like you got clicked on there and there's you know, 200 leads, you're, you're in for 300 bucks for those records and we skip trace them, we provide you know, the contact information for the person who passed away, their spouse if we can find them and then relatives as well. We grab numbers for them, emails and, and then we also look for as funny. Actually, when I was, when I purchased the company. Sorry, I. Let me digress for just a second. Sure. When I was purchasing the company, the, the owners are like, you know, we're halfway through due diligence. I'm pretty, you know, I was already set on buying it. And they're like, Micah, there's this, there's this thing, it's called the, the inside list. And, and we use it to find our own deals. I was like, okay, well what's that? They're like, well, we search for people who own more than one property that also passed away. So you know, basically they're just concentrating the amount of properties that people own and they're, they're using the same kind of event based data and they're like, you know, we've done literally they, they transferred hundreds of properties and we're buying at just ridiculous rates because, you know, when you're, when you're dealing with investments at that scale and someone passes away and someone has to basically take over, manage those things, it ends up being a big headache. But if you come to that person at the right time and you can buy a portfolio of properties, then, you know, there's some really serious negotiating power. So anyway, we search for, you know, folks who have, you know, more properties other than just their own. And so will kind of compile that and aggregate that for you as well.

That's really, really nice. There's a lot of opportunity there, ladies and gentlemen, is definitely a way for you to get me on the inside track for you now on your skip tracing here. What, what do you guys do to skip tracing? What's the, what's the cost for that? Or what's the, how does that work for everybody?

Yeah, it's kind of broken out. We, we basically sell credits for, you know, a thousand skip traces because you don't always know how many hits you're going to get when you grab that data. And so, you know, if you're doing volume, you know, we get down to, you know, $0.06 per skip trace record. And, and how we do it, it's a little bit different. We actually use the same program that I was already talking about. So we find the owner, we find the spouse, if there is one, and we also find relatives and we skip trace all those people. And so it's definitely a tier up from what most people are normally doing. Normally you have to pay whatever, 5 cents for one numbers and no emails. And so we're Doing a lot of data retrieval for that price.

Yeah, that's really affordable. And with the information there, that's very valuable. Versus having a hunt and pack to find one thing and you get the entire data dump in one true skip trace, which is really what people should be looking for because it's, you know, never know with no numbers and emails being outdated, having multiple sources for infamous, it's one of the most valuable things out there. That's really, that's really, really cool. That's a great price on there. It's definitely a phenomenal thing. And doing it in batches, it's definitely makes it worth your guys time too versus doing the nickel and diamond aspect of it. Hey, buy a thousand, it makes it worth everybody's time therefore. Plus if you're especially the note business, we're doing skip tracing, it's usually not one lead, it's literally 20, 30 or even a hundred leads. A lot of times based on the offers we're making, it comes in really handy. Do you work with any like mortgage companies or other note investors pulling chunks of skip tracing for you right now or not?

No, not really. I mean so most of our clients on the skip tracing side, they are, you know, investors, they're, they're just basically, you know, looking for actual property, not notes specifically. But information can be kind of pulled up, you know, either way we could do that side of it as well.

Now with your clients, I know you probably got a mixed bag across the board or do you see kind of one specific style investor, kind of your avatar that works really well.

With the probate leads there's basically three. I mean so there's just the, you know, standard investor they're just looking to purchase and then we've got the kind of investor slash agent hybrid. And so they, they kind of do both. So they're, they're, they'll retail list stuff or they'll buy it themselves and flip it. And then we also work with just straight agents as well.

Very nice, very nice. What's your, what's Your outlook for 20, 25 and beyond? What do you think it's going?

Man? It's hard to say. It feels like a bubble right now. But the Fed has so much power to change the whole landscape of things. You know, tomorrow they could say hey, we're going to drop rates to zero again. And that would turn into just a flurry of contracts where you know, people couldn't afford to buy stuff and now they can. Because really when it comes down to it, people measure, you know, Monthly payments. That's, that's how they're kind of doing their finances. And so, you know, a high price but, you know, low, low interest rate makes for an attractive situation. I think. I think we're in for a little bit of pain, but before the Fed steps in. But you know, frankly, it's just hard to tell. It's hard.

It totally is.

I wish I had a crystal ball because, you know, the, the leverage of that could be monumental.

Right now. You've owned the company for four years now. Have you seen an increase in probate leads? As we have an aging group that's kind of aging out of that or passing away, do you see increasing trend in leads coming in?

Yeah, I would, yes, actually. That's very observant of you. Actually, we over. Yeah. Basically the last four years, our list has grown. Not a lot, but just kind of in, in increments where enough where like we're looking back a couple years. Like this is, you know, this is more than what we were doing before. And I think, I think you hit the nail on that just kind of aging population, you know, the boomers, specifically. And. Yeah, so we'll see kind of once, you know, if there's an apex in that and you know, what happens after it. But you know, there's, there's so many assets from business to notes to real estate that are going to come for sale just because of that, you know, that boomer generation.

Now, I don't know. Do you see on your leads to more stuff that's got equity or is paid off versus that are encumbered with mortgages? Do you, do you have any, you know, visibility to that or not?

No, we look, we track it a little bit. You know, you, you mentioned reverse mortgages earlier. You know, we see some of that people kind of funding their retirements that way. But in general, I would say most of this stuff has, you know, very high equity. Very nice, would expect.

Yeah, yeah, exactly. Any hot pockets of the country that you're seeing more or better deals? Maybe we should save that for. Off. Off. Off the mic.

It's so funny because, you know, like, I've got a guy in North Carolina called me the other day. He's like, you know, every, every year he's like, you know, pretty much you guys are good for a couple hundred thousand in profit. You know, the data that you push me. And then, you know, I talked to him and he's like, man, it's been quiet. It's been quiet. And all of a sudden I get this Call and I've got a, you know, I, I, I just closed and I'm, I'm going to make 110,000 on one deal. And it's like, you know, it's, it's funny how real estate's like that. I'm sure it's similar with notes. It's like you get someone who just needs to offload it and you, you buy this thing for a song, you know, whatever, 30 cents on the dollar. I don't know if that's a real thing, but it must be, right? Yeah, that's what you're hunting for.

Amen to that, brother. I mean those deals, I mean we buy a lot of stuff. You know, we used to buy a lot of distressed debt back 10, 15 years years ago at, you know, 5, 10 cents of the dollar, you know, and take a while for it to foreclose in Florida, stuff like that, and it would appreciate up. So you're buying better now. We don't see necessarily that, but yeah, there's still a lot of great deals. We got some offers approved at 50 cents on the dollar. Just the other day we closed on, we, we finally sold out our property that it took two years to foreclose on, but we bought it at 30 cents on the dollar and, and made a song on it. And it's, it's that consistency of like anything following up in a lot of cases too is some of our better deals than people we followed up for 90 to 120 days. And you probably don't know this, besides your own investing and stuff there, how critical is that follow up with probate leads with family members and stuff like that? Should you look at it 30 days or should you plan it on 90 days or what's, what do you see out there?

Follow ups instrumental. I mean, for me, I'm actively scrubbing because it's a moving target. Like, you know, I'll get a list and I'll send mail out right away. I market in a couple different channels, but I'll send mail out right away. And people are calling me like, hey, you want me to connect you with my agent? We're gonna, we're going live next week and, but you know, other stuff. Like I'm literally mailing for over two years. I don't, I, I used to stop mailing at two years and now I just basically scrub off anything that's MLS active or sold and I just keep on mailing to it or, and cold calling is what we also do.

Very nice. That's, that's Key there because I know it. Follow 80 of sales made after the fifth contact. If they got a realtor, okay, great there, let them handle it. Move on to something that's going to get us a better price at a better disc, you know, better discount for sure than trying to list on the MLS a lot of times.

I mean, I would say, yeah, that's the real magic to any businesses. Follow up. You know, if you've owned a business, you can understand that, you know, people will say something but you know, it's hard to get them to take action until they recognize your voice, you're familiar, they know your process, they've got a little bit of a track record and then all of a sudden you know, saying that, yes, that it actually is going to move the needle for your business. You know, that doesn't happen until a lot later. So staying consistent is definitely key to, well, this business.

But any business, right, right now, people have poo pooed on direct mail, a lot of games. It still works. Definitely with works for me.

I mean last la. This last year I did my largest deal ever from not ever, but I wholesaled the deal so I assigned it to someone else. But we walked with a quarter million from direct mail in my hometown in Madison, Wisconsin. And so no, it still works. You just, again, you just gotta be consistent.

That's awesome. Well, Micah, we appreciate you coming here on the Note culture show and love the service. We look forward to working with you on your services and sign up for a county or two to get the ball rolling around here locally. And then also taking you up on using your skip tracing services too up there for you, what's the best way for people to connect with it? Is it going to the website and connecting there and starting that process or what's the best way?

Yep, yeah, I think basically just going through the quote process on the website and then from there, you know, I've got a sales team that can help out. And then ultimately, you know, if you guys convert, you decide this is going to be a great fit for you. You know, we can have kind of a group meeting where I basically go through my whole game plan on how it works, you know, to market to the leads, how to talk to them, how to get the most from the list.

Awesome. So you provide some support to folks besides just give them a list then, huh?

Yeah, we try. You know, I put my face out there and, and talk to folks. So no, it's, it's fun. I, I actually that's one of my favorite. That's In a couple hours here I'm gonna have that call. So hopefully I'll, I'll see some of your listeners on there.

Very nice. And so you do a weekly call, a monthly call with everybody or weekly?

Weekly.

Weekly. That's phenomenal, guys. That's. There's not many sources, lead sources that provide that, that follow up or that kind of coaching along the way. And that's, that's phenomenal. That's not, that's a number you can't put into that per lead aspect. But it adds so much value to keep people and hold their hands across while they're working the process. That's awesome, Micah. That's. That's downright awesome.

Well, hey, I really appreciate you having me on here. That's a pleasure getting to, you know, get some FaceTime with you anyway. But yeah, thanks so much for having me.

No problem, man. Glad to have you on here. Once again, guys and gals out there, this is something you're looking forward. Check it out. Usleadslist.com. we'll put the link in the description out there. Give it a try. Give it something in your. Check out your county, check out a county you're investing in. You know, definitely an opportunity to find some discounted deals well below what people pay in retail. And like, like I said, the magic is in the follow up. So go out, take some action and we'll see at the top. Hey, real estate investors. My name is Scott Carson and I'm known across the country as the note guy. And for over 20 years, I've been an active real estate investor focused on buying distressed real estate, distressed notes, distressed mortgages and foreclosures, and working with other investors who are either brand new or experienced to put their money to work in amazing deals. And one of the greatest tools of wealth building that we have here in the United States is a self directed ira. That's right, a self directed individual retirement account that you can put to work in buying real estate, in buying notes or lending money to other real estate investors to make a balance, average returns. And our preferred IRA company is American ira Right here, guys. They do an amazing job. Customer service second to none. They're out of North Carolina. And Kyle, Janice, the whole team over there are there to support you and help answer your questions when it comes to your investing needs. Now, if you're leaving a job, you've got a 401k or an IRA from a previous company. You can't use that to buy notes or real estate. Now, yes, you can buy and be self directed in the funds of the company but you don't have the opportunity if you're with a Schwab or Fidelity to go put that your hard earned money to work to buy your rental property to buy a performing note to buy cash flow to help you get ahead of your retirement, your kids education, helping your spouse retire, your your parents retire. Self directed IRAs like I said are one of the greatest resources for you to put the power of compound interest to work to help you get to that end goal. What it might be maybe it's living more higher on the hog or just taking it easy. But if you need a self directed IRA company, American IRA is the number one self directed IRA company. The best customer service there to help you take advantage of the different loops where you can grow tax free or to tax deferred wealth depending on what you and how you structure. They can even set up self directed HSAs, health savings accounts, educational IRAs for your kids, your grandkids, your cousins. All right SEP IRAs, solo 401ks besides just your traditional or Roth IRA. Check them out@american IRA.com Tell them that Scott Carson sent you. You will not be disappointed. You have a wide variety of software diary companies, but they're not all created equal. If you're looking for great customer service to help answer your questions, so hold your hand through buying a property or buying a Note with your IRA. Then check it out. American ira.com Tell me Scott sent you and they'll take good care of you.