I Thought My Market Was Too Expensive — Until I Learned This

How to find off-market properties and make them cash flow. Yes, even in expensive markets without cold calling or door knocking or Airbnb burnout. Listen, all strategies work. There are so many shiny objects in this industry of real estate, but I have found what I think is a secret sauce of finding off-market properties and really making them cash flow. So I'm really excited to share that with you guys today. All right. So just again, to recap during today's masterclass, We're going to learn how to buy off-market properties and maximize your income, like 2x your income with midterm rentals. No burnout, no huge portfolio. You don't need like 100 doors. Just a few doors can really unlock your financial freedom goals. And I'm going to teach you the exact strategy that I use that you can implement. So hopefully everyone is in the right place. Let me know in the chat if you're not. All right. So if I can have your full attention, I know we're all busy. We're always multitasking. We're always being dinged. I totally get it. I'm so guilty of that. I definitely have ADHD. Most entrepreneurs do. So just like pretend you're having a one-on-one session with me, like a strategy session. That's really how I treat this. I've tried to pack my best stuff into like, it's about closer to 60 minutes. I tend to talk kind of fast and I get excited, so I'll try and slow down, but hang in there. There's lots of good stuff definitely at the end too. So just close your tab, shut down Facebook, turn your phone off, and we're going to get started. If you can, like, I get it. Sometimes we have to multitask. Totally been there. But if I can have your full attention, I really appreciate it. All right, so who's this for? Let's make sure we're all in the right place, right? Maybe you're a real estate investor, you want to increase your cash flow, or maybe you have already— you're like a long-term landlord and you have a door that you want to convert, or it's not really performing that well. Like long-term rentals typically don't do that well cash flow-wise. Yeah, maybe you're like a tired landlord or you've got lots of drama or you're in a very unfriendly place. Like I am in Portland, Oregon, very unfriendly towards landlords. We make it work. Or maybe you're like an Airbnb host and you're tired of the constant turnover and high maintenance guests, picky guests, right? That could be you. Or maybe you're an investor with a flip you had to pull off the market because it wasn't selling. I've worked with lots of students like that. You have to kind of pivot strategies. So this is for you if that's you. It's not for landlords who want to set it and forget it 12-month lease. There's definitely more work involved, but there's definitely a lot more reward. It's not for you if you don't want to be in the hospitality business. I firmly believe that we are in that business for running midterm rentals. And it's not a get-rich-quick scheme. Sorry, I wish it was. It's not. But hopefully everyone is in the right place. I'm just going to check the comments really fast. Okay. All right. Perfect. Okay. So if you don't know me, I'm Shona. It's so nice to meet you. I'm the founder of She's Got Assets, Shona Buys Houses, Cedar and Cedar and Porch Properties. I'm also the host of the She's Got Assets podcast, so be sure to check that out on all the regular platforms. We've got about 14 doors and currently 8 midterms, so we're just converting one right now. And I actually do this, I'm like an owner-operator, so I'm very much doing this every day in and out. A little more about me and then we'll get into the meat of it. I've been a landlord 20+ years. I can't believe I'm saying that, but it's true. Previous to that, I was a marketing and branding expert. I founded a design studio, then a creative agency that was acquired, and I really grew up in the hospitality industry, in the vacation rental business, way back when, pre-internet, pre-Airbnb, right? Like, this is in my blood. And I've helped 70+ students land $6K to $9K monthly MTR bookings. So that's a little bit about me. Okay, so just take a minute, just close your eyes, imagine making 2x long-term rent with just a couple of doors, no endless cleanings, no guest drama, just grateful, really high-quality guests who actually treat your home like gold. And if Airbnb burnout or bad tenants have left you jaded, you're not alone. You're have been shown a better way. And yes, we're going to also talk about off-market deals. This was initially tailored more to midterms, but I think a lot of people think they can't afford to buy rentals in their own market. I think you actually can. There's just a certain strategy to it. So that's what we're going to talk about. Just suspend reality. You got this. All right. So we're going to talk about learning how to buy off-market properties, maximizing your income, no burnout, no huge portfolio. And how to find off-market properties and make them cash flow. So I'm going to give you the exact strategy that you can use today. Okay. So other things I've tried. Look, I think we've all tried lots of things. We have to kind of try these strategies. They all work. You just have to be consistent. As far as finding properties and scaling, I have tried the cheesy marketing campaigns, the really ugly postcards going after just, you know, distressed and motivated sellers. Made me feel kind of yucky. Was not my jam. Like, yes, does it work 100% for me? It wasn't— did not feel right. Didn't like it. I've tried flipping. I'm good at it. Again, it's kind of a job. You're not holding the asset. So to me, investing is actually holding the asset and getting cash flow from it. Wholesaling, not really my thing. Promising to buy the property and then assigning it. Yes, it totally works. It can be great. It's a tool in the toolbox. But again, you're not holding the asset. It's not really investing, in my opinion. Long-term rentals are great. We still have a handful. Cash flow is really nothing to write home about. Tried Airbnb. The juice was not worth the squeeze or whatever they say. I mean, definitely for the right market and the right property. For what I'm focusing on, it's really purely midterms. So that's just kind of what I've tried. So introducing midterm rentals, I'm going to talk all about that. I'm going to share some secrets and really unpack that. So how I kind of discovered midterm rentals. Yes, they're totally on the map now. They were not when I first started. So I was like a very secret long-term landlord. I'm in a very kind of liberal market. It's very expensive. Housing is a very hot-button issue. It's kind of political. Um, so I was pretty secretive about being a landlord. And then, um, I took an online course. The Facebook algorithm got me. I became a full-time real estate investor, and I started chasing shiny objects like better cash flow. And of course, Airbnb was all the rage. So these are some photos of, of some of our properties that we rehabbed and one of our Airbnb rentals. And I just, I tried everything, right? Like I tried flipping, I tried wholesaling, I got some things under contract. Like I was good at the things, they just didn't feel really quite like they were my jam. I kind of felt like this picture here of my son. He'd be so embarrassed. He's 15 now. This was my first home that I bought and it's kind of like drinking from the fire hose, right? Everyone, there's so many shiny objects. Everything is AI now. There's so many strategies, but I think you have to figure out what makes sense to you and then really pursue that and stick with it. So these are just some kind of quick compilation of properties I worked on. Lots of trips to Home Depot with flips, managing a crew. And this is still like my favorite color scheme, the black and white, right? This was one of the posts I did. This was way back. When was this? 2021. It's been a minute. I kind of— my like coming out post as an investor. I hadn't really been that public about being an investor or a landlord. So this was like my official post, which was kind of scary. Now I post everything, but back then I was pretty private about it, if anyone can relate. Okay. So I firmly believe that flipping and wholesaling is truly a job. It did not meet my goals of building long-term wealth and passive income. And I also, you know, I wanted to scale and I didn't quite know how to do that conventionally. So I'm going to talk about off-market too. I wanted more cash flow and I wanted more cash flow compared to rentals. So introducing Airbnb, which I tried. Um, I really like that we'd have like a furnished rental and a place for family to come. I liked the flexibility. So this was our very first Airbnb. It took me forever to set up. I was really sweet, but it was a little one-bedroom and we had a co-host. Um, but this was kind of STR life. If anyone can relate, let me know. It was way more stress. Like, you have pretty high maintenance guests. Like, they're there on vacation, they're there just for a couple days, they have high expectations, as they should. If the cleaner messes up or something is just out of order, there's a lot of, you don't have a lot of leeway with them. It's just constant, constant turnover. I don't think people talk about that enough. Every couple of nights you're like restocking supplies. Yeah, I mean, I had a team and everything, but you're still having to coordinate all of that. Even though there, yes, there's tech that handles that, but there's still, there's still glitches. Cleaners don't show up, guests can't get in the property, things like that. You're also constantly worried about your reviews. You're always kind of at the mercy of your last review because if you get a bad review, the algorithm won't show your property, right? So you're always kind of worried about that, even if you do your best to give a 5-star experience. Again, just kind of high-maintenance guests. They're on vacation, they have high expectations. And you're only, again, you're only as good as your last review, right? So here's some examples. We have like, I think for the first year we had solid 5 stars and we had a couple hiccups, right? So Katrina says, such a cute spot to spend away from home and feel like you're on vacation with the fun Portland theme throughout. But she gave us 4 stars, right? Which And like, it sounds— you think that's a 5-star review, and guests don't understand anything less than a 5-star is really bad. It's considered a bad review. It's very detrimental. So you're just constantly worried about reviews. This is another example. This is a 3-star review. This was just a total cluster. We bought this property in the summer. We had a mini split. Now we know it's heat and AC. At the time, it was very new. We didn't realize it was heat. We thought it was just AC. And so the heat wasn't working well. It was a snowstorm. The guests checked in. They were just really unhappy. They were freezing. So just a bad experience and I felt terrible and they left us a bad review. And it was just an example of like when guests are only there for a couple of days, like their expectations are high and everything really has to be perfect. So we don't worry about that with midterms really at all. I mean, it does matter, but not nearly as much as short term. So, and then we have an Airbnb guest. They booked for a couple months and I still remember getting this notification. I was like on my phone, ding, you know, and it was like a 2-month inquiry and I was like, what, like 2 months? Like, that's amazing. How can we get a booking for 2 months? Months. I thought it was kind of a fluke. Um, so we had no turnover or cleanings for 2 whole months. It was very consistent income. Um, I wasn't constantly restocking supplies or checking on things after the cleaners, um, not making sure guests get on and got in okay. We had a co-host, but there was always an issue with the smart lock or something went wrong. I feel like constantly there was just always like a lot of back and forth. Um, guests, they're not asking me how to use a thermostat because they're staying a minute, right? So all these things that can come up, even if we have the best communication and reminders and all this stuff and know, there's still typically some questions with short-term. All right. So at first I didn't know, I didn't know that Midjourney was even a model. Like I had no idea. I thought I just stumbled on something. I thought maybe I just got lucky with a longer stay. I'm gonna check the questions really fast. See if anyone has questions. Okay. No questions. Okay. Feel free to chime in if this is making sense. Let me know. I love the feedback. I was calling it a hybrid strategy. Now that term means more like filling in the gaps with short-term and focusing on midterm. But the time, like, midterm wasn't really a— it wasn't that common. I didn't know how to furnish properties quickly, um, I didn't know where to advertise, how to advertise, um, but then I went all in on the MTR strategy. I learned how to test the market for demand, how to quickly furnish, where to market, and manage with just a couple turnovers a year. So going from like every couple nights to like a couple a year is a major difference in how your stress of managing properties. So it was a real, it was really a game changer. So we, what we figured out how to do, how to get our properties marketed and booked before they're even furnished. Yes, 100. This is true. I do this all the time. I coach students on it. You can get your midterm rental booked before it's furnished. So before you have a lick of furniture in there, it totally works. So if you take one thing away, please take that away. I'm going to talk about how I do that. We learned how to fully book our rentals with quality guests and 2x for cash flow. We really got our time back and we have way more consistent cash flow versus like the ups and downs of short-term rentals. Um, and I really believe that midterm rentals are the sweet spot between short-term and long-term rentals. Okay, so MTR Life had a 2x extra cash flow, um, of long-term rentals without the stress of Airbnb turnover, um, not needing like a bunch of doors. I think we've all grown up on BiggerPockets and we're like, we need like 100 doors to make it reach our financial Not really if you have the right types of properties. Okay. So then this is why I created the MTR Playbook and I'm going to get to off-market too, just if anyone joined for that, just hang in there. Okay. So this is actually an off-market deal I did. It's a duplex. I got it through the marketing that I did that I'm going to talk about. It was zero down, like absolute zero down. I know it sounds like— I used to think this stuff was like unicorn, like Why would someone put their— not want money down? They want, you know, we always hear skin in the game from banks, 100% seller finance and nothing down. And I still remember just, you know, negotiating this deal and being like, they don't seem like they want to have it. Like money isn't really a motivator for them. And so I suggested that. And of course we've put a lot into rehab. So when I say zero down, there was still a lot of skin in the game with rehab, right? Improving the property. So this can be a little misleading, but This is not a unicorn. This is out there if you know how to market in the right way. So I'm going to talk about the numbers. So I originally had underwrote it as long-term, which is always nice about property pencils. And the way I make things pencil in an expensive market is that I typically underwrite deals as interest only, and I do it in a way where I can amortize it or not, but it allows me to cash flow. Yes, I'm not paying down equity, but we're also getting a lot of appreciation being in the expensive market. So to me, yes, you can't have equity. You can have appreciation and cash flow in your own backyard. I know that's like not conventional wisdom or thought, but I believe you can. So I underwrote it as a long-term rent. So kind of the numbers, right? Total about $2,600. And then midterm rent, um, studio's about $2,000. The one-bedroom, I, I, it kind of varies that we had gotten insurance lead for like $2,800. So the monthly income, $4,790. Our PITI expenses. Again, this is all your utilities and paying the note. And the reason that it's interest only and/or more, that's how we make this cash flow. And that's what I can teach you how to do. Um, but you can't really negotiate that with the bank, right? They're like, here's the terms, here's the rate. You don't, you don't have any really negotiating with banks, right? Especially like hard money, right? So the monthly net cash flow is about $2,190. The annual is about $26K. And this is Sweet little duplex. It's a 1-bedroom and a studio, and I got both sides booked before they were even furnished because I advertised them that way, and I can— I'll teach you how to do that. But yeah, these were— there was definitely some rehab involved, but this was an off-market deal. Again, zero down, 100% seller finance, and it came from the kind of marketing and relationship-based marketing that I teach you how to do. I'm going to check the comments. I don't see any comments. Okay. All right. Excuse me. So this is another case study of a duplex. This is on market. So long-term rent, again, we underwrote it as long-term. Ideally, things will pencil as long-term or squeak in, right? We always want to be really conservative when we're underwriting. So total long-term rent was about $4,400. Then again, we tested the market. I'm going to teach you how to do that. We tested the market. We actually went midterm. So the 4-bedroom, 2-bath is about $6K a month. The 3-bedroom, 1-bath, about $2,700 a month. So my monthly income is about $8,700 a month. This is on one property, right? This is not like major multifamily. These are our expenses. Monthly net's about $5,495. Again, this is on one property, right? Just think if you had a couple of these, what your life would look like, what your cash flow would look like. So annual cash flow about $66K. I get on one property, it's a duplex in a very expensive market, right? This is not like in the Midwest somewhere. This— these are expensive, relatively expensive pretty great. Um, okay, I'm gonna check any questions so far. I don't see any questions. Okay, feel free to ask questions. So after 5 years and 60+K and tons of coaching and tons of courses, I discovered the hard way. But because you're here today on this masterclass, I'm going to show you, I'm going to teach you all my secrets on the easy way. So these are a kind of a collage of some of our properties. They really range from like $3,242 to like a studio, $2,011. And those all work for midterm rentals. There's definitely like a real big range on what kind of rents you can get, but all properties work. And I'll talk about that more. I see a question. How many months do you have vacancy? I mean, it really depends. I would pencil like 75 to 80% vacancy, right? But I also, I think when we think about that, long-term has vacancy too, and we don't always talk about that, right? Like long-term isn't always booked, right? So it's more of a long-term, but it's less than short-term. So when you're underwriting, yeah, I'll be really conservative and it's a little bit seasonal, right? So yeah, 75 to 80%, I guess occupancy, right, is what I would say when you're underwriting that, that we're making so much more when it's booked that it kind of compensates for that and it's still worth it in my opinion. Okay, we're going to go over 3 secrets of midterm rentals and, and financing. All right, so secret number 1: to 2x your cash flow, you don't need a luxury property, a destination location, or fancy amenities. Urban properties are really perfect for midterm rentals, right? Um, unlike short-term. Um, secret number 2: you can market your midterm rental to get direct bookings without any experience and stay booked without a fancy website just by optimizing your listing and showing up in the right places. Yes, even before it's furnished, it totally works. And last secret: You do not need conventional financing to buy a property always, because some properties actually come with financing built in if you know how to market the right seller and structure the deal. So I see a question. I'm going to answer that. How many months vacancy? We covered that also. It depends on local regulations. Why do you— Yeah, so great questions. Yes, know your local regulations. Some places are really STR-friendly, some are not. So in Portland, Oregon, where I'm at, I can't, I can't do STR because I don't live in the property. So that's not an option. If you happen to live in the property, it's 100% you can do that. There are some workarounds, but they're pretty lengthy. And so you have to understand your local regulations. I happen to be in a place where I can't do short-term because it's not allowed legally. So just have to know your regulations and then you can definitely do the hybrid strategy 100%. I just can't personally. But a lot of students do. It's a great strategy to like fill in those gaps for sure. Big question. Okay, the secret number 1, the 2 extra cash flow. You don't need a luxury property, a destination location, or fancy amenities. Urban properties are really perfect for midterm rentals. Um, so let's talk about what makes a good midterm rental. Um, again, you don't need to be in destination location. Like I think with short-term, we're looking for oceanfront and beachfront and really vacationy places, which tend to be very expensive. We're looking for very large properties. We need all of these fancy amenities. Right, to make them get booked. So I think the ideal midterm rental, like again, all properties work, but if you're like hunting for a property, I think it's a 3-bedroom, 2-bath. Most properties work. What I love about this 3-bedroom, 2-bath or larger is that we— this is great for a family, people in transition, especially displaced families with insurance claims are typically always looking for, you know, a 3/2. Sometimes we'll take a 2/1 or a 1/1. It's not that common. And this is where we get the larger numbers because they're you're really paying for the flexible lease terms. So this is really the ideal size property in my opinion. Um, function over fancy— you do not need a pickleball court, hot tub, a fire pit, right? It needs to be nice, well-appointed. I'm going to cover amenities in a minute, but we do not need the fancy things that we need for short-term rentals. I feel like the bar is always getting higher. Um, and other thing with midterms, you do not need to be close to a hospital. You need to be about 20— if you're catering to nurses, right, for smaller units, 20-30 minutes away is totally fine. I have properties very close to hospitals that are typically not even rented by a nurse. So, and you know, people want to be in nice safe neighborhoods. They don't necessarily— they're not necessarily looking to walk to work. So I just hear this a lot and I'd like to mention that. Okay, so urban beats destination. Um, check the comments really fast. Okay, urban properties, not best, not destination areas, right? We're not looking for oceanfront, beachfront. We're looking for safe, solid neighborhoods. Um, guests need access to daily life, instruct jobs, schools, highways, beaches. If they're displaced families, they're typically looking to stay 5 to 10 miles away from the home they were displaced or looking to stay close to the school their kids go to. Like, they just had a family check-in and they were in the local high school, right? So that's super important. They also want to be close to the property that was damaged, right? So they're not looking for like a vacation. They're going to live and work in these properties, right? So that's what they're looking for. You don't need to be close to hospital. Again, real-world demand, any place fairly urban, you're going to, you're going to do pretty well. There's definitely ways to test that. Um, so what makes a great midterm rental? Like, all types work 100%. Like, studio, one bedroom, you're typically going to get traveling medical professionals, nurses, digital nomads, those types of guests, people in transition, maybe someone divorced or going through a separation. Two bedrooms, like, a similar type of, of guest, right? Some nurses, business travelers, people in transition. Then again, the sweet spot's the 3+ bedroom. You can get corporate clients, families moving to town, right? They don't know what neighborhood they want to land in. And the biggest kind of group here is temporary housing for displaced families. They're typically always looking for at least a 3-bedroom, 2-bathroom. So that is, that's what I would focus on if I was looking to buy a midterm because you can just cater to so many more people, right? You can get any of these other types of guests, but you can also, you're open for insurance claims for displaced families. Sorry, I'm getting a little cold. Okay, so function over fancy. Um, again, midterm guests aren't looking for fancy amenities. They want comfort, cleanliness, and practicality. They want like, you know, a nice sofa, a good mattress, dedicated workspace, a stocked kitchen. Um, we don't need designer decor. Yes, it needs to be nice, but it's really about the functionality. Guests are not looking for luxury. Um, again, not, not that you don't want to be nice and not that high-end properties don't do better, but It's not fancy, right? I really believe you don't need to invest in like super fancy furniture. It needs to be solid, well-built, but it's not super high-end, right? Unless you're going after a really high-end market. You don't need a bunch of trendy amenities. I would be focusing on livability, not like Instagram worthiness. Okay, so we're going to talk about the most in-demand amenities. Hands down, you've probably heard me say this, if you can be pet-friendly, please be pet-friendly. Most people are traveling with pets. They are third displaced, they're probably going to have a couple dogs, a cat, and they're— what are they going to do with their pets? They're not going to like leave them with a friend or, you know, um, put them in a boarding house or something. You 100% need to be pet friendly. There's ways to mitigate that. If you have questions, talk to me. But I hear so many times from guests like, oh my God, it was so hard to find a place that was pet friendly, especially cats. Um, people don't like cats. I'm, I'm cat friendly. Again, you just charge a pet fee and you screen your guests well. And typically, if they're responsible responsible guests, which they typically are with midterm. They're gonna be responsible pet owners. So I can't emphasize that enough. And with that, people always want a fenced yard, like hands down, that is so important. They typically don't wanna share a yard. They wanna open the door and let their dog out, do their business. And that's really important. A single family, like as I have some duplexes, but ideally people don't always love to share, especially families that have been displaced. They want their privacy and they don't wanna have any shared units. Um, the other really big thing is like single level or ranch style or having one bedroom on the main level with no stairs. I get this request all the time, um, for mobility issues, right? So you might have like a two-story house. If you have one bedroom and a bath on the main level, that's really ideal. Again, these aren't deal breakers, but these are like just kind of amenities that are very much in demand. Okay, off-street parking is definitely in demand. Sometimes garages, like I just had a lead today, they definitely wanted a garage. A lot of my properties don't have off-street parking. They just have street parking, and I'm just really upfront about that. It's not always a deal breaker. Sometimes it is. Just be upfront about any perks about your property. Again, I mentioned the bedroom on the main level, and that's from mobility issues. Sometimes people are recovering from surgery, or stairs are an issue. And location, location, location, right? It's so important. You want to be in a solid Class B neighborhood, established neighborhood that feels safe. Not necessarily high-end, but it's, it's really important that it's a solid neighborhood, that it feels safe and established. Nurses are looking for that. Families want that. They're looking for certain school districts. So these are like the top amenities that I see in demand. So this is like the ideal midterm rental property. Take a screenshot, consider this like your buy box. Again, none of these— this is with many of these boxes that you can check is really ideal. I'm going to check the questions really fast. I don't see anything. All right. So single-family homes. Again, you know, we don't think of these as great cash flowing properties. I think we're taught like, hey, we need multifamily or like co-living or something with tons of rooms. But single family can be great for the right kind of property. Again, one level, no stairs. It doesn't have to meet all these. This is just ideal. 3 to 4 bedrooms plus, solid neighborhood, right? Fenced yard. It's not fenced. You can fence it. Don't let that hold you back. You can always, you know, fence it if you get a lead for that. But I think that's super important. Primary and main off-street parking. Sometimes we get, you know, inquiries for a walk-in shower. The less restrictions, the better. I personally would never buy a property in HOA. You might have a property in HOA, it works, but they tend to be very restrictive. Sometimes they have like ridiculous rules, like typically there's no short-term, which is understandable. It's a community, they want— don't want people in and out. But I've seen them where it's like a 6-month minimum, and we may get those leads, but that's really limiting. So I would I would personally avoid HOAs. That's just me. Ideally, you know, somewhat STR-friendly regulations. It just gives you a little more flexibility. But in a lot of markets, you know, people don't love Airbnb. It's definitely— regulations are getting pretty heavy. So you don't need to be STR-friendly. Just know your local laws, right? Like, I'm operating in a market that's not friendly for that. It's fine. I make it work. I love it. But just kind of understand that. Okay, so who this works for. Again, long-term landlords seeking higher cash flow without overhauling their entire portfolio. Like as we've had turnover, we've started converting long-terms to mid-terms. Maybe you're an Airbnb host or exhausted by constant turnover and guest management hassles. Maybe it's for to maximize your portfolio or you're looking to scale with fewer doors and a smarter strategy from the get-go. Most people like, I've heard enough about Airbnb, but they're like, I don't want to do that. I really like midterm. Just kind of if it makes sense to you. Maybe you're a first-time rental owner, you want to skip the trial and error and just start out strong with midterm. Again, also maybe you're a flipper. A lot of students that have these beautiful rehabs, kind of higher end, they're just sitting on the market. And at a certain point you have very high holding costs, right, with hard money loans. So it's a great strategy to pivot, you know, refinance out into a DSCR loan like a bridge loan. And it generates income and you can always put it back on the market. And typically you already have photos of the property furnished, right? So these are all kind of different scenarios of people that might be looking to make midterm work. I don't see any questions, but feel free to chime in. Okay, let's recap secret number 1. Urban beach destination. We're not looking for oceanfront, beachfront. We're looking for a nice established neighborhood. The ideal midterm is a 3-bedroom, 2-bath, ideally. Again, if you have a 1-bedroom or studio, everything works, but I would say that's kind of ideal. Again, function over fancy. Looking for fenced backyards, washer-dryer in-unit. No one wants to go to a laundromat. I even do that for long terms. Like, I, yeah, I don't want to go to a laundromat, so include that. And that's, I would say, that's mandatory. Well-stocked kitchen, um, dedicated workspace, high-speed Wi-Fi, all those basics. Um, you don't need to be close to a hospital. Um, guests are not just traveling nurses. I think a lot of people think that. They're really B2B, corporate travel, and displaced families. So that is a recap of secret number 1. Okay, secret number 2, um, you can market your midterm rental, get direct bookings, and stay booked. You do not need, for the most part, in-person tours. Insurance is a little bit nuanced. Most of my bookings are sight unseen. I'll talk about how I do that. Um, you just really need to know how to optimize your listing and be in the right places. And yes, you can get your place booked before it's even furnished. It totally works. And that way you're not spending all this money unfurnishing and not even sure you're going to get a booking. So that's like if you have a property you're considering going long-term or considering pivoting your strategy on. Okay, so this is the marketing framework. Um, they call it the pre-listing strategy. Don't wait till your place is furnished to get your first booking. I think people think, I've got to dial it in and get all my kitchen supplies. No, you do not need to do that. You need to get your listing online. Um, you need to optimize your listing. Make sure it speaks to the right audience. We're like, we are putting in certain keywords. We're saying monthly stays welcome, pet friendly, extended stays welcome. We work with displaced families and insurance claims. We're speaking to that audience because so many listings are so optimized. They're kind of vacation listings or they're not, they're not using those terms like monthly stays, fully furnished. They're not emphasizing the amenities like in-unit washer dryer, dedicated workspace. So, right. So if you do that, people will find you, right? Just speak to who you cater to, right? And be on the right platforms. I'd say the top ones are Airbnb, Zillow. People often forget about Zillow. Just make sure you check the furnished box and it's okay to show your address. I think it's fine. You can watermark your images if you're worried about it. Furnished Finder is a big one, very mixed bag of— I've heard comments about it. I think it's well worth it. It's really a direct booking website. It's a one-time fee. One booking will pay for it. And then, and you want to be in, there's a ton of temporary housing databases you want to be in. So you can Google that or use like ChatGPT to find those, but hands down, be in the top ones for sure. And you really want to showcase your property in the best light. You want to have professional photos, virtual tours, and video tours. And mostly you can skip in-person tours. Insurance is a little bit different because they're typically local. If the property's occupied, I typically don't do in-person. I just offer video and virtual tours. People book all the time with that. So I'm going to talk about how we tested the market for midterm. Midterm rental is kind of how we stumbled on this strategy and this framework. So we did this big refinance back when, like, right when COVID hit, we like picked the kids up, went to California for a few months, and we had all this cash to invest. And then DSCR loans, now they're like so common. At the time they weren't that common and we kind of discovered them. They were a newer product. We bought this duplex that was air quotes, rehabbed, right? Kind of like not very— it just needed some love, right? It was kind of basic rehab. So we bought this duplex, we ran our numbers, and this duplex is like, it's kind of a funky location. It's right next to like a freeway blockade thing. So it's not something you'd think would be a great midterm, but it's done really well for us. So we ran our numbers. So we're kind of burnt out on STR. This was about 5 years ago. We're like, well, let's go long term. It's just easier. Set it and forget it. We got to work doing light rehab. We like painted cabinets. We did some sewer work that was unplanned, but we just kind of spruced it up a little bit. Just going to check questions. I don't see anything. Okay. We listed the basement apartment. I'm very— so I'm a little bit crazy when we got this listing and we'd work— this is right before I knew about creative financing. Like we got this listing and we'd bought a few properties with our agent and I was like, I'm going to list this. Can I show it? And she was always super cool about it. I always was very upfront like, hey, we're are in the process of purchasing the property. So I'm always a big fan of advertising properties even before you close. Like you're not signing a lease, you're just gauging demand, you're gauging interest, you're gauging price, which is great because if you wait till you're closed and then you're like 30 days out from any leads, right? And you haven't had a chance to test the market. So this happens to be kind of a back-to-back duplex that had this basement unit. We listed it and it was just like crickets. I'm like, oh my gosh, I thought this was, you know, going to be an okay thing. And we were just not getting great applicants. And then I don't know how I thought of this, but I, we had been looking at properties and a lot of them were staged and I was like, well, what if I virtually stage it and we furnished it? It was just kind of this like, let's just try it out. So we, we did that. Virtual staging was very different back then. It was pretty, pretty funky, but we put it out as furnished and unfurnished and I called it like my A/B test and we got a lead and we got it booked. For like 2x over the numbers we had projected from this nurse. And I was like, hey, it's not furnished yet. We're working on it. And she's like, that's fine. So that's kind of how we discovered this process. And we didn't actually furnish it up until we got our first booking. So this is our first official MTR. These are some photos of the property. Like, this is the back unit. You'd go down these stairs and there was like no door. So you just, you felt really exposed. It was just a, it was kind of an odd vibe. And then we added like a washer dryer. Put in an— excuse me— a new hot water heater. And we got to work furnishing it, right? And we— this was like, I think, our third property we furnished. Didn't really know what we're doing. It was like tons of trips to Target and Home Depot. And then my daughter was probably 4 or 5 at the time, and we always like to stay in properties. It's kind of fun. It's kind of like a little adventure. So we were like staying there while we were furnishing it and running around like crazy people because we'd never done this strategy before. We'd never tried to book a property that was unfurnished, rented as furnished. So my, my daughter used to bring a whole lot of her stuffies. It was like she would line them up. She's very— still loves stuffies. She's 11 now. And then, and this is a bit of a side note, but she took a bath, right? Everything was well, flushed the toilet. And then I was like, I saw toilet paper coming up in the bathtub and had a pretty big sewer issue we had to take care of. We had to add a clean out and the guests were coming in like 2 days. It was crazy. We got it done. Um, it was really stressful, but we did it and they were really happy and they loved it. And again, they had the pictures that they saw that we booked were totally different than what it looked like. And I was very upfront about that and said, but we got our sewer work done late into the night and furnished this property. And after this, I was like, okay, I'm never renting a property. I'm always going to do this strategy. And that's kind of how I discovered this furnishing, um, before, um, This is kind of test the market. Okay, so that's the pre-listing strategy. So do not wait until your place is furnished to start getting your first booking. I know it sounds crazy and people always wonder like, well, it's going to look different. And yes, it is. And we're really upfront about it, right? I always put that as like fine print in the ad, like something like, please note, we are currently in the process of furnishing the property, photos will look different. And I say that on the phone. I'm really upfront and I've had like a handful of people have a problem with that in like the 5 or 6 years I've been doing this. So here's an example. I need to put a pre-photo in here, but this is an example of a listing. Um, it was a property I co-hosted. They had this long-term rental. I didn't really want to take them on as a client, but it was a 5-bedroom house and they, they lived out of the area and they were fairly— wasn't renting as a long-term. They were really desperate and they really wanted to try midterm. So I was like, okay, let's do this. Let's— while you're in the process of furnishing it, we're going to put it out there. And we— this is all virtual staging. I'll be honest, it looks— it does not look as nice as this, right? But it's a large property. It's like a 5-bedroom, 3-bath house. So this is all virtually staged. And I'm telling you that you can probably see it now, but if you're scrolling on like Furnished Finder, Airbnb, you're going to think it looks like this, right? It just gives people a vision. It's kind of like staging a home for selling it. Of a flip, right? It just gives people a vision, even though it may not— it's going to look different. But you, if you put up empty, like, rooms of— and make a long-term rental, like, the rooms are empty, there's no vision, it doesn't look cozy, doesn't look homey, no one's probably going to book it. So this is what we did with this property. We had, mind you, zero reviews, brand new Airbnb listing. So for anyone that's fretting about getting reviews, don't worry about it. People are— if it's the right property, they'll book. Look with the midterm model, right? So zero reviews, like brand new listing, um, and then we like optimized it, right? Like long stays, pets welcome. Um, you know, it's— we're not, we're not using vacation language like come relax in our cozy home, enjoy the hot tub. It's no, it's like extended stays, monthly stays welcome, pet friendly, fenced backyard, king bed, those kinds of things. That's how we're optimizing it. That's how we're getting these kinds of bookings. And it's really important to showcase your property in the best light. I'm a big fan of professional photos, virtual tours, and video tours. You don't need all of those. I would say at a bare minimum, take professional photos and a video tour so that way people can book sight unseen. They can do a virtual tour. You're not disturbing your current guests. I do this all the time. That works really well. And so here's some examples of DIY photos. Um, I mean, like, it's just so shocking. I see these listings all the time. I'm not trying to pick on these listings, but it's like, come on, there's like, the photos are going the wrong way. The bathroom is not clean. Like, I don't know anyone that would book with these photos, right? So don't do this. When you're doing your pre-listing, it's okay to like do DIY photos, but definitely as you get your place dialed in, get a professional photographer, right? So I don't— would you want to stay here? Like, I would not want to stay here. Um, or would you want to stay here, right? It's nice and light and airy, really cozy. Um, so according to Airbnb, photos are one of the top reasons guests choose to book. And these were actually taken by an Airbnb photographer. Little tip, has pros and cons. If you have like a brand new Airbnb listing, you'll get a little prompt that says, hey, do you want to hire a photographer? They will send out an Airbnb, you know, um, contracted photographer. It's, you know, they're independent contract photographers. And they will take your pictures and they have a very distinct style. They're usually light and bright and airy and they're really good. The only caveat is they stay on platform. They don't send you the photos. So you have to like download them. You don't really own them. And so that I wouldn't necessarily recommend it, but if you're on a really tight budget, they, they'll just take it out of your first booking so you don't have to pay for photography upfront. So it's an option. I've used it a couple of times, but the downside again is you don't get the original photos. You don't actually own them. So again, and tip number 4, be on the right platforms. Airbnb, Zillow, Furnished Finder, VRBO, and all the temporary housing databases. There's tons of independent like lead connectors. I have a whole list in the course, but just Google it, go on Facebook groups, all out there. They're like people that get insurance leads and they look for properties. So you can put yourself on those databases. You can also list yourself directly in temporary housing databases. Like the big ones are ALE, Sedgewick, those types of things. They all have databases you can actually submit yourself to. So that's really important part of your marketing. And so quick case study here, um, this is Kimberly. She got booked before the remodel was even finished. So she says, we own a duplex in Beaverton, Oregon that had been rented long-term since 2021. When one side became vacant in November, we decided to try Shana's midterm rental strategy. The unit needed a big renovation starting in December, but instead of waiting, I followed Shana's advice and pre-listed it using staged photos. Everyone's a little skeptical about this, like I don't know. I'm like, just try it. And she says, we're fully booked from January 3rd to March 15th before the remodel was even done. They were actually rehabbing the property and they got it booked. She said, these bookings far surpassed our long-term rent. Total game changer. And I remember this case study. The people that booked it just needed to use the address, I think, for a school address for their kids. So they didn't actually even move in. So they got to finish the rehab when they got it booked. But yeah, most people are waiting for rehab to be finished. I think it was going to be finished, but they prelisted it. So the stuff really works. Okay, this is Patty, um, she's saying landed a $6,200 a month booking in a week before she even moved out. And I remember her taking pictures. She's got great taste, great style. And then from like, she was like moving the furniture things out of the way and taking pictures, um, and it totally worked, right? So she says, um, I listed my property and got a $6,200 a month insurance booking within a week while she was still living in it, no less. Um, Shona's system worked, showed me exactly where to list, how to attract the right guests, and gave me confidence to move Now I'm converting more of my rentals to midterms, building the business I've always wanted with way less stress. And she had kind of come from long-term and short-term. So this is a couple examples here. Okay. This is Ali from Subject To Deal, the $4K a month with cash flow before it was even listed. So in just a few weeks of working with Sean, I closed the Subject To Deal and turned it into a midterm rental. And I love the pairing of creative financing with midterm. I'll get more in some more case studies. Is before it was even listed, it was booked by a displaced family. Now it's set to cash flow about $4K a month. And this is on one property, right? That's a pretty big game changer. So pairing creative financing with Sharon's marketing strategy has been a total game changer. So these are just some actual examples. Okay, here's a case study. This was that property I showed you of the living room that was virtually staged. This is what the Airbnb listing looked like. You can see these are all virtually— like the kitchen is the kitchen, right? But there was no dining room table, there was no bed in the bedroom. These are all virtually staged photos. And I don't think you— I think if you're just scrolling, you wouldn't know that. Again, we were really upfront about it in the listing. So, you know, then we got booking requests. It was like a $17K booking request. The listing had been live for, I think, a couple of weeks. And it was a family. They had 2 dogs and they had a new baby and their kitchen had been totally— I think there was a water leak. So they were like, washing their baby bottles in like in the utility room and they were so happy to have a comfortable place for them to do so. And if we had waited to get it fully furnished, we would have missed this opportunity, right? So just get out there and list your properties if you're thinking about this. It really works. Okay, so multi-platform visibility. Don't listen to just one place. You want to be seen on Zillow, Furnished Finder, Airbnb, and insurance housing databases, even on social media sites. Like go to midterm rental groups, post it on your own social. The more places you show up, the more opportunities you have to stay booked. I, and I really don't think you need a website initially. As you, as you grow and scale, yes, you should have a website and branding, but you do not need a website initially. It's, there's no one's going to come to your website unless you're really optimizing and pushing it. That is, be in the right places. Okay. So to recap, secret number 2, use the pre-listing strategy. Don't wait till it's perfect. You want to optimize your listing. You want to showcase your property in the best light, which means professional photos, virtual and video tours, and you want to be on the right platforms. I don't see any questions, but I'll keep going. So just feel free to chime in. Okay. Secret number 3. It's kind of one of my favorite things. I think as investors, as we scale, right, we start to tap out on conventional financing. And so there are other ways to buy properties without a bank. So you don't need conventional financing or banks to buy a property. Some properties actually come with financing built in. And if you know how to market to the right seller and structure the deal right, I think we usually think, oh, we have to go, we get the property under contract and then we have to go find the money, right? Or get approved for a loan. Sometimes properties actually come with financing. So this is not— I used to think seller financing was like this unicorn thing, like it would never happen. Like, why would someone seller finance a house to me? Me. That's crazy. It's never going to happen. I went to a real estate mastermind, a couple of them, and you had to jump in the pool a couple times with your fully clothes. Um, if you know, you know, but not very fun. Um, really intense. But I learned— that's how I learned a strategy. And so I'm gonna save you from jumping in the pool with your clothes on. I was not happy. I had to go in twice. I was really unhappy about that, but I think it was kind of worth it, but that's kind of how I learned seller financing, deal structuring, understanding the seller. So these deals are out there if you know how to market for them. I promise. So quickly, like traditional real estate outbound marketing, right, is very much about distressed sellers, right? And then this works. We can't help them, but they're typically being harassed by a lot of people. We're going after foreclosure, divorce, probate, tax liens, driving for dollars, right? We're going after all those types of distressed stress, right? Which I didn't love. I much enjoy working with other landlords who are looking to sell. So I tried this, didn't like it. Some people, it's great, not for me. So I had a student, Emmanuelle, she says, celebrating because another off-market lead called me today. This stuff works. Thank you, Shona. He said yes. I told him I would draft up the paperwork. It's free and clear, and the inspection timeline of 30 days is fine with $500 earnest money. Right. These are the kind of things that we can negotiate with off-market. On-market, you have 10-day inspection period. That's very standard. You're putting, you know, 4 to 5% earnest money down. You can't negotiate these crazy deals that with off-market direct-to-seller, if you understand how to talk to them and deal structure and build that rapport, you can structure deals like this. So traditional real estate investor marketing, outbound tactics, right? Cheesy postcard mailers. Fast close, cash offers, no repairs, you know, automated SMS campaigns, cold calling, driving for dollars, pulling lists, ringless voicemails, bandit signs, the signs like on— you see on telephone poles. Like, this all works, but to me it didn't feel authentic. It wasn't my style. It wasn't my vibe. So I learned a different way that I'm going to teach you, talk to you about. Again, more examples of traditional real estate investor marketing. Fast cash, you know, no repairs. And usually they're very low cash offers and most people don't like them. So it's really a volume game. And this is the typical seller response, right, when you make a cash offer because they think it's going to be close to a retail offer. So I don't know how this makes you feel. To me, it was like, there's got to be a better way. And that's what I learned. So I'm going to break it down. How do you get off-market properties without all of that yucky marketing? Again, it works if you're doing that stuff. That's great. But you really have to be consistent and you have to go after tons of leads to get deals. So what you start with is a handpicked list and like this direct mail formula. And the list, essentially what we're going for is we're going after, you know, tired landlords that are free and clear that have owned the property a long time because if they go to sell it, right, they're going to have a huge capital gains hit. You know, they're going to pay a lot of money towards the government and a lot of landlords are pretty salty about that. They've been maintaining this property for a long time. They really don't want to pay 30% of their sales to the government. So that's who we are talking to with these lists. There's a very specific formula for that, but it's essentially, that's what we're looking for. Tired landlords that are free and clear that have owned their property for a long time. Right. And these, they, they may not have want to go through listing it, but they, since they've owned it for a long time, they might be open to selling it. Right. So we're going to create our list. We're going to process the list, produce it, and then, and then mail it. And this is all done in a very specific way. Right. And the beauty of this type of marketing, this kind of is direct marketing, is that we're shopping for a person as much as we are shopping for a property. Properties, as one of my coaches put it, Jeff Stevens, right? So the beauty of looking for off-market properties with this kind of criteria is we're buying a property that can potentially come with financing because they are free and clear. The owner can actually finance it. They can essentially be the bank. But that means like there's no banks. We're not going through underwriting, which is absolutely miserable. They're not looking at debt-to-income ratio, right? You have to build that rapport. And kind of understand what they're looking to do and what their goals are. Like, typically they can 1031 it, or if they sell it, right, they're going to have to deal with on-market. It's— and if it's occupied, it's a total hassle for the tenants and they're losing that passive income, right? But if they sell or financing it, it can really be a win-win. And that's the secret here. It's really a win-win for the sellers and for you as the buyer if you understand how to deal structure it and just figure out what they're looking to do, right? Because you're offering passive income secured by the asset. You're improving the asset. They're deferring their capital gains, right? They're just getting this passive income without all the headaches of owning a property and managing it. Right. So it is truly a win-win if you know how to market in the right way and understand sellers and deal structure. So this is the secret direct mail formula. We're sending it out in like, you know, a nice invitation size envelope. We're actually hand-addressing it. We're using a template and mail merging it. but it feels, it very much feels like a personal one-on-one, even though we're doing it at scale. And that's where we actually get inbound phone calls, right, with this type of marketing. People that are willing to have a conversation with us that we can understand what their goals are. And oftentimes seller financing is something that they're, you know, they're open to. We're not trying to convince them of seller financing. We're understanding them, seeing what their goals are. If we see all the signs of like, hey, I don't want to pay I like the passive income, all of these things. That's something we propose to them, but we are not doing that on the first call. We're easing into it. We're understanding them, but it's done in a very respectful way, in a way that people feel like it's a conversation, right? Because we're landlord to landlord, essentially. We're also really planting seeds with these letters. They hang around, they get saved. I've gotten calls from people like, hey, I got your letter. Like a year ago, it wasn't the right time to sell, but I kept it, right? But if you send one of those really ugly postcards, do you think that actually gets saved? I don't think so, right? So I hear this all the time, like, I never call back from these, these most, you know, people. And they also get, you know, these people are getting targeted too, that when we're approaching it in a really thoughtful way, we're getting a much different response, right? And this is one of my students, Bonnie. This is like a midterm case study, but, um, Bonnie got booked before furnishing and now she self-manages confidently. Um, this is— I was really nervous to try midterm rentals. I didn't even have the place furnished yet. That was shown as guidance. I listed early using virtual staging, got it booked before it is even— the furniture even arrived. Now she's self-managing confidently, making over $1,200 per month than she was with long-term tenants, and she finally feels confident in control of her rental business. And she had never self-managed. She had done short-term, was really nervous, and she's really killing it. She's actually coaching other students now. So she's doing really well. Okay. And this is Sarah. She— this is another midterm example. She had this beautiful flip and it was an unsold flip. It was just sitting on the market. She decided to pivot and she got it booked before it was even furnished in just a few weeks. So she said she had a beautiful flip sitting in the market collecting dust. So she tried dropping the price again, didn't feel right. So she went with my guidance and came up with a new plan. She prelisted it as a midterm rental before it was even fully furnished. Just a few weeks it was booked on Furnished Finder, cash flowing about $1,800 a month and now fully booked through January, housing a family in town. They were in town for medical treatment, right? And they're like, it is really serving a need, right? They needed a comfortable place to stay that was close to the hospital. So often the flip that wasn't selling, the strategy completely changed how I look at real estate marketing, learned how to position the property, so rent's before it's even ready. Okay, so hopefully I gave you some good tips today. So if you just, just did the 3 frameworks I told you about, you think you could have success in getting 2x cash flow or buying off-market properties? You know, in the chat. Okay. Okay. So I'm going to recap the 3 secrets of midterm rentals and the 2x cash flow. You don't need a luxury property, a destination location, or fancy amenities. You really just need an urban property in a good location that has the right amenities that are in demand. Secret number 2, quick recap, you can market your midterm rental, get direct bookings without any experience. You can stay booked. You don't need a fancy website. You just need to know how to optimize your listing and be in the right places. And yes, you can do this even before it's furnished. And this is like from the other deck. I'll just recap really fast. Typically midterm rentals have very high caliber guests. They'll treat your home like— they'll treat your property like home. And it's really easy to self-manage. And just to recap the other secret, you, you can buy a property in an expensive market, make it cash flow and get financing, right? So you can actually invest in your own backyard. I firmly believe that. So, okay, so let me ask you a question. Are you okay if I share how I can help you implement all the stuff I've shared with you today, all the secret sauce, all of the tips and the tricks? So let me know in the chat. Chime in. Don't be shy. I could wrap this up sooner if you wanted. All right, I'm going to assume you guys want to hear it. So I think we're being shy. All right. Okay. So here's what you're going to get if you decide to invest in yourself today. I think I see a chat. Okay. Yes, Richard. Okay, awesome. Yes. Erin says yes. Okay. Yay. Okay, here we go. All right. So you get the MTR Playbook. So the entire playbook is like you're kind of borrowing my 10,000 hours. I'm giving you the full recipe, all the, all, all the how-tos, everything. I'm really kind of your guide in this journey from going to like either you're looking to buy a property, you have a property, you're looking to convert. Like I am the guide. You're kind of on this path, right? So I'm really guiding you through that whole process. So what you're going to be able to do through the process is how to test the market, like I said. I love this. If you have a property you're considering converting, it's just a— it's a real market test. You're going to learn how to do extra cash flow. You learn how to furnish easily. I have like a full furnishing list, exactly like what to buy, what beds, what mattresses, smart locks, smart tech, all the stuff that we really can agonize over. And it can be a little daunting to furnish a property, but you'll be able to do that with ease and how to manage really confidently with the right systems in place. So we're going to be able to replace. I'm thinking you need like 100 doors to hit your passive income goals. Worrying if tenants will trash your property because these are high-caliber guests. I've never had any damage in a midterm rental, I'll be honest. You're not stressing over your last bad Airbnb review. You're not dealing with high maintenance guests and high turnover. You're not filling in for cleaners or managing the chaos yourself. You're not relying on property managers who may or may not be doing a good job. Like, you don't have to self-manage. That's kind of what I teach, what I love, and so much more. So the problems it solved for me, I learned how to really test the market. I think that's a lot of times people's biggest question, especially if you have a property you're considering this with, you know, second-guessing if there's demand. You're not investing like a bunch of money in furnishings and then not getting any bookings. You know, it used to take me forever to set up a property. I didn't know what Smart Lock, you know, all the smart tech, like how many TVs, like by the way, I just put We have one TV in our properties, never get any complaints. All those little tips and tricks, I'm giving you all of that guidance. I'm teaching you how to market and where to market and how to optimize your listings and getting a clear picture of who you're actually marketing to. And then the management tools that really take the headache away, right? Especially in a market that's kind of dicey for landlords, there's definitely specific software I recommend that you work with to make sure that you're covering yourself. Okay, so you can learn from all my mistakes. You get to save time and money. You could borrow my 10,000 hours. I have this little analogy here, like my kids, they're like 11 and 15 and they love baking and, you know, we get the little cake mixes and it's like, put 3 eggs and half a cup of oil and I'm giving you the exact recipe to follow to get your listing online. It takes away all the guesswork. You just kind of get to follow the formula and the strategy to get it done. And you have my guidance with that. And what's included in the MTR Playbook? You get on-demand modules. It's a research model, how to test the market, how to check the market, how you do the research, see how much you can charge. It has a whole pricing calculator in there. And then Module 2 is all about setup, like what you need, what you don't need. You do not need a hot tub or pickleball court, right? What kind of mattress? You know, what do you need in your bedrooms? Just down, really down to the weeds, right? From big picture to like very detailed setup list. And then how to market your listing, how to optimize it, how to attract the right guests. And then we cover operations, how to manage, what software to use, things like that, leases. So the value of the MTR Playbook is $3,997 for all of that stuff that I mentioned. You get all my tips and tricks and formulas and everything that's taken me years to put together, like templates and SOPs and all that kinds of stuff. Um, but like, what else do you need to make sure you have success? Um, I have spent years and years kind of curating all of my SOPs and messaging templates and listing templates all in one place. Um, so I've written— I'm always updating this. You basically get access to the file vault. It's kind of like I downloaded my brain. Um, it's all editable, it's all in Google Sheets, and it's always current. Um, it's just really— you're not hunting for the staff, like everything from like a marketing template to an advertising checklist. It's all in here. It's all really accessible. You're not going out to these groups and hunting and pecking around for tools. It's going to save you hours and hours of time, like wherever you're at in the process. Typically everyone comes in a different place. You may have a property, maybe like looking for properties, wherever you're at in the place, you're going to find a tool or a template that's going to help you. Like if you're maybe you're onboarding a guest, like how your house notes and what to put in that, anything like that. It's all really in this. FileVault. So what you get inside, you get an MTR calculator, advertising and marketing list, um, you get out marketing outreach templates, you get SOPs, you get AI prompts, you get templates and more. It's like everything that you need to run a successful midterm rental, no guesswork, it's all in here. Okay, so the, the total value of that is $3,435. The total value is $7,432. You're probably thinking, okay, great, like I get all the modules, I get the templates, the SOPs, what more could I possibly need, right? I really believe in the power of coaching. So you need someone to hold your hand. I think like all this information is out there. It's not like it's not so secret, but it can be very overwhelming. And sometimes you just need someone to like hold your hand, give you advice, give you a second opinion. So that's what I offer with coaching. I know for me, coaching has been a game changer. I have gotten, you know, borrowed a lot of private money. I have bought off-market properties, and that was all because I had a coach guiding me back when I was first starting. I kind of borrowed their confidence, right? It's— this can be very overwhelming, and there's so many decisions to make. So I include one-on-one coaching, so you get private one-on-one coaching calls with me, typically about 2 calls a month, plus extra support like over text messages, or if you're in the middle of a deal or have like a lead you're pursuing doing. I'm like really, really there for you. I'm very available for that. Um, and you just get to book those calls whenever you want, and you can like front load them if you're like, hey, I'm getting my property online, we could do more calls at once. But typically it's about 2 calls a month. And then you also get weekly group mastermind calls. Once a week you can call in, we can optimize your listings, we can talk about whatever you're, whatever you're working on. So those are all included with the program. So the 3 months of coaching calls is the about $5,997 value. Total value is $13,429. And then, okay, you're like, you got the private coaching, you have the modules, you have all the tools and templates, right? It's pretty comprehensive. What else could you possibly need? Well, I really believe the power of being part of a community, right? You get lifetime access, you get support, you can ask quick questions, share leads, share wins. I think that's really— we all want to be part of a community. We can support each other. And again, this is a lifetime access. A lot of membership memberships, they kick you out after a year, you have to renew. You've got all these like newbies in there but don't know anything. But this is lifetime access. So I really believe it takes a village, right? So Danielle says that feeling when you get out of a Saturday morning Pilates class and have a 3-month reservation for your midterm rental just waiting for you to accept. Um, Bonnie posted, and then I'm saying congratulations to Alice for a 6K booking for almost 3 months. She's only been live for a month and she's booked solid, right? So we get to share you know, get feedback, ask questions, just get real life support from the community. Okay, so the private community, the total value is $2,300. And then what else do you need, right? So I think in the midterm space there's different guest types, right? A lot of times we hear about nurses and I think a lot of people hear about insurance claims and they sound really juicy and we hear these numbers like, you know, really high numbers, right? But if you have not done an insurance claim, there's a lot of nuance at how to do a proposal, what to include, what pet fees do you charge, what should the deposit be, how does it work. There's a lot of parties involved, and it can be very overwhelming if you don't know how to negotiate these deals or be really quick about it. So, um, that's why I included this masterclass on how to get B2B insurance contracts. Um, but here's a couple kind of receipts for the kinds of contracts we get for insurance claims. Look, we cannot guarantee this. All we we can do is optimize for it and network for it. But these can be very lucrative because we are helping displaced families and they're paying us a premium for shorter stays, right? So again, we can't, we can, we're optimizing for them and I'm teaching you how to kind of negotiate these deals. So here's an example, a $6,300 a month booking. It says, hi Sean, we got a reply from the adjusters and we think it'll go through. I just want to hold it so they can send us the details, right? And this is on a single family, right? This is not like, This is, you know, these are pretty crazy numbers. This is another booking. Um, this was, we look forward to meeting you at 9:30, and this ended up being a $9,300 a month booking. I think it was like for 4 months, right? So these are all single-family homes. These are actual, these are how juicy insurance leads can be if you know how to negotiate them, if you know how to position yourself correctly. Um, here's another example. Um, their budget was up to $25K, which is bananas. Um, but they said they want to stay about $12K a month, right? Let me close this one. So these are just some examples of what insurance leads can look like. Again, we don't know when we'll get them, but we can optimize them and understand how to make proposals that get approved, right? So that's what I'm teaching you in that. So everything included— excuse me, I've got full training on the process, how to optimize your listing. You get ChatGPT prompts, proposal templates, outreach templates, because they're going to ask you a lot of questions. And yes, they'll typically tell you what they want, but it really helps to have someone You have like, what should I charge for my pet rent? What do I charge for my pet fee? Like, what's the deposit? And I'll say that typically with insurance claims, if you have not heard this, you always want to keep your deposit pretty low. I would say under $2K because families are, um, they weren't expecting to move and they're often paying out of pocket. So if regular death, we're typically doing deposit is equal to 1 month's rent with insurance. Like if our rent is $6K, asking for a $6K deposit is kind of a hardship for families. Families, adjusters are less likely to approve that. So just a little tip there that you want to keep your deposit low. But it's things like that that I'm kind of coaching you on and teaching you how to make those proposals. So this is Michelle. She says, um, thank you, Shana, for all your help today. We closed a 3 to 5 month deal with an insurance company for our MTR. This is our first insurance one we're doing, and thrilled. Thanks for holding my hand throughout the entire process. Your input advice was super amazing. All right. So that B2B masterclass, the total value is $995. The total value so far is $16,724. But there is more. I think, you know, as investors, we are looking to scale, most of us probably. And that's why I created the MTR Playbook. It's really a step-by-step guide to scale your rental portfolio and how to find off-market properties without door knocking or cold calling. Selling and how to do creative deal structures like owner financing, right? These are not unicorn deals if you understand how to build relationships and do the right kind of marketing, right? Um, these deals are out there. I'm just checking for questions. Okay, so what if the seller actually called you, right? Instead of us going out and hounding people and saying, hey, you look distressed, you're going into foreclosure, we can give you a really crappy cash offer. What if you actually— what if your phone rang and someone says, I got your I never call back from these mailers. I go right to the shredder. There was just something different about yours, right? Like, imagine that's a very different experience than you doing outbound calls and getting basically cussed out, right? I've even gotten calls of people— I wish I would've saved this voicemail. I got a voicemail once. It was like, hi, got your letter. We will only sell on contract. That's happened more than once, by the way. So, because we're targeting these, we're focusing on these types of people that are free and clear and have owned their properties for a long time. Time. There's another example. Maybe we can make a deal. I have other houses for sale too, by the way. We're getting old and we need to sell our rentals anyway. Goodbye. Thanks for sending us the letter. They're actually thanking us for sending them the marketing. They're not getting harassed. It feels really personal and thoughtful, and that's really unlike most marketing that we hear about. So here's, you know, these properties often come with financing, right? So here's an example of a recent deal I did. It says, good Good morning. After thinking it over and sleeping on it, I've decided to accept your offer. I'll contact my accountant today to get some guidance on potential tax hits. This was an offer I made. It was another 100% seller-financed deal, zero down. The seller actually went into second position, right? So these are not unicorns. If you understand how to negotiate and solve sellers, you can get deals like this. So here's like a kind of high-level recap of the deal. It was zero down, 100% seller financing. There were zero banks And this deal came from relationship capital from another seller that I'd worked with on a previous property. So it was a new first position note. We redid the note. The seller actually went in second position. I'm getting a little technical here, but basically it was all financed from the seller. I didn't have to bring any capital to do this deal. Another thing that I love about off-market is you can actually negotiate deferral of interest, right? Because as we're doing inspections, right, that's always a negotiating point. But, you know, with the bank, you can't say, hey, like, so I found like two banob and the sewer is all jacked up, I'm not gonna, I'm not gonna start paying interest for a few months, right? You— that they're not— they're like, hell no, we want to make our return, right? So you can negotiate deferral of interest, right, which basically means you're not making your first payment for a few months. That gives you more capital to invest in the property and make those improvements. That's another thing you can negotiate. Right, with off-market deals. Not always, but it's just everything is up for negotiation. And that's just another reason why I love off-market, direct from seller. So the buy and hold, the purchase price was $625K. My down payment was zero, right? Nothing. Um, if I had gone to conventional loan, which I'm not even— I don't think we would have qualified for because we have so many rentals, would have been like $125K down, which I don't happen to have sitting around. And I wouldn't have qualified for, right? So it's zero down payment, it's fully leased and cash flowing about $3K a month. Once it's stabilized, we estimate cash flow to be about $4K, right? So I'm not saying these are always zero down deals, but they're out there if you understand and you do the right marketing, you understand how to talk to sellers and deal structure. So these are out there. So hopefully that gives you some inspiration. So in the REI Playbook, you learn how to buy off-market property without door knocking or cold calling. Marketing that gets leads coming to you ever, and also an evergreen marketing strategy with a website, direct mail, the exact formula, how to pull your list, the templates, the SOPs, how to do creative deal structuring, and how to find properties that come with financing, um, without all that yucky marketing. And then you get proposal templates too. Okay, so all in, the REA Playbook is $3,997, so total value is $24,720. Um, so if all this did was like help you to extra rental income, which just run property, would it be worth it? Help you attract high-quality guests who stay longer and treat your property like home, would it be worth it? Help you build real cash flow without the chaos of short-term rentals or the limits of long-term leases, would it be worth it if you could do all of these things? Okay, so what would like one successful booking do for you, right? What if you got $6K a month, $9K a month? What would you really— what would it be worth it to you to get that, right? That could be a real game changer for most people. Is. And what's the true cost of inaction, right? There's so many shiny objects out there. We hear about all these strategies, but I know for me, the stuff did not sink in until I really invested in myself. I went to masterminds. I jumped in pools with my clothes on. I will not make you do that, I promise. I will not yell at you. I'm very patient. I love working with students, right? So, you know, if you don't— if I had not made that leap, I can tell you 100%, if I had not invested in myself, I wouldn't be here today. I wouldn't have bought enough market properties with zero down, creative financing, But I don't really think it's a cost. It's truly an investment in yourself and your future. So you can see why it's a good deal at $25K, $13K for the general public. But because you sat through this master training very patiently, you can get started now for just $3997. You just can go to shesgotassets.com/go. I'll put the link in the chat shortly and you get access to all of those bonuses and everything I talked about. About. So you can just go to shesgotassets.com/go and just think about the cost of inaction, right? I feel like there's a real opportunity in the market now. It's softened. Things are sitting longer. People are open to deal structures. When the interest rates really go down, that's not going to be the case anymore. So real estate's always going to go up. We're always going to look back and think, I wish we would have bought more properties. Oftentimes what's holding us back is like, oh, I can't buy in my own market. I don't have the money. Right? There's so many ways to structure deals and find capital that's out there. So that's what I help you with. Um, so you have two choices. The first option is to keep doing what you're doing and keep getting the same results. Maybe it's just like scrolling on Zillow, looking at all these expensive houses, thinking, I could never afford that, I don't have 20% down. Um, second option, you can follow a proven system to 2x your rental income and move closer to financial freedom with way fewer headaches. Makes sense, you know, find off-market properties. So here's my guarantee to you: your enrollment includes 3 months of full coaching and support. And if you're taking all the action, you're calling into the calls, and you still need help, I will keep working with you until you get the results you came for. Every student that has dialed into the calls, leaned on me for support, leveraged the coaching, has been really successful. So that's my guarantee. If not, I will keep working with you, and I have lots of students that will Passed or not, they still reach out for support. I'm always there for you once you become a student. Okay, so the real question is, is it worth making a small investment in yourself and your business, set up a midterm rental, or to scale your rental portfolio with off-market property for 2x extra cash flow? It could pay for yourself with your very first booking and meet you closer to financial freedom goals. Last thing, this is a really cool bonus. For the first 5 people, just for 5 people, you get this fast action bonus. Bonus. If you sign up for a friend, you can sign up and you can bring a friend along like a plus one, right? Maybe it's a business partner or a spouse. They get access to all the, the training and the courses and everything. And you know, you're just getting to invite them, um, as a plus one. It's only for the first few people that sign up. That is an extra bonus. So just to recap what you're going to get: you get the MTR Playbook step-by-step core curriculum, you get the file vault, the tools, templates, SOPs. Everything is editable. It's not in like PDFs that you download and then you don't know where they are on hard drive. You can actually edit them. These are your resources. Get lifetime access. You get 3 months of coaching, one-on-one calls plus group calls. I'm there for you. I'm walking you through deal analysis. I'm telling you if it's a bad deal or if you should do it. I'm giving you that confidence. You get lifetime access to the private community. You get training on how to get B2B insurance contracts. Um, you get the REI Playbook, which is a step-by-step course really came out by Off Market Properties. With creative financing and then the fast action bonus. If you sign up, you get a plus one. So total value is $24,718. But if you get started right now, it's a lot less. You can— we offer really flexible payment options. When you check out, you can choose like Klarna, Afterpay, or Apple Pay. So really flexible. It'll just tell you at checkout and just make sure to check that you can scan that with your phone or go to this link. She's got assets.com/ go. So now I have time for some Q&A. I love this part, so feel free to chime in with any questions you have. I'm just going to check the time. Okay, we're good on time. Hopefully you got some value from that. I'd love to know like what you learned and if you had any great takeaways or questions or anything. Anything's on the table. Or if you're like, hey, I just want to ask you something in private, you can feel free to book a call with me. I'm happy to go over your unique situation. Question, like if you're, you know, what your goals are, if this would be a good fit for you. It's not for everyone, right? You definitely have to do the work, but these deals are out there and you can definitely scale and 2x your cash flow if you follow this process. All right, any questions? Don't be shy. See a few people on here still. You hung in there. Anything is up for game. You're welcome, Gillian. Thank you so much. I'd love to know what your like takeaways were, if there's anything that changed your mind I wonder like what people, what your goals are and stuff. It's always helpful for me to know because I talk about this a lot and sometimes I, you know, I forget what resonates. So if anyone wants to share their takeaways, that would be super helpful. Don't be shy. I'm going to check the, you know, I did not check the Q&A. Let me just do that really. I'll see if there's any Q&A questions. Okay, no Q&A. All right. All right. Excuse the cough, June. I sound terrible. Yeah. Any questions on like seller financing, mid-term rentals, like anything? I'm happy to answer anything. A lot of times people have questions about the coaching and it is actually me. It's not someone from my team. Yeah. Gillian says my takeaway is the option for creative financing. Yeah, I think it's a really beautiful thing that you can buy a property that comes with financing, but it takes a certain type of marketing and really understanding the seller. And it's a process, but we tell you going through escrow and going to the, you know, signing the papers, they're like, there's no bank, there's no banks involved, and you're sending the seller money every month and they're getting to like enjoy their retirement with passive income from real estate that they've, you know, held for a long time. It's a really beautiful thing. So yeah, if you have any specific questions about that, sure. Um, I'd like to ask through the coaching program. So I would say, I don't know what your goals are, so I don't know if you're looking to scale or set up a midterm. It's kind of a nuanced question, but if you do the work and you send, if you're looking to buy a property and you do the marketing, you'll get results. It's just you do have to do the work. It's hard to say. Set up a midterm. If you send out the letters, you could look, we send out letters. Sometimes it takes a minute. We can get lucky. We can get under contract, typically, like, you know, closing is typically 30 days, and then we're going to start marketing it. So I think if you, if you do the work, it's totally 100% possible. And I will say it's a great time to start. We're getting into, like, spring, summer is typically busy season. So, um, if you do the work and lean on me for the coaching, I think 100% you can find a property. And, you know, the other thing is we are finding off market, we may not end up using seller financing. We may go conventional. But the beautiful thing about what we're doing with this marketing is these properties are not on MLS, they're not listed. So we're finding deals that aren't even advertised. So we can negotiate, sometimes we can negotiate terms or there's just, you can be so creative with it. And these are not on MLS. We're not working with, there's no agents involved. You have to get comfortable with that. But It's just, it's like person to person though. Yeah. How much money should you have? Here's the thing. I think that, you know, it just really depends. Like, here's the thing. If you have a good enough deal, you can go out and find private money to be a partner with you on this. So you do not need to have a lot of money. If the deal makes sense and it pencils and you can make a good business case for why this would be a good midterm, so you you can get under contract and then go out and find a private money lender who's willing to be your partner on this. So typically you need 20% with the conventional loan. I don't know your market, right? But I would say you need less than that and you can always find private money if you need to borrow money, right? For an off-market deal. So I know that's a little vague, but if it's a good deal and it makes sense and it's a good business case, there is money out there. So don't let that stop you. Like the last two deals I bought nothing down. I did have to invest in the rehab, right? But there's different levels of rehab. So if you have a vision of what you're looking for and you do the work and the marketing and it makes sense and you have a good business case, you can borrow the money. But conventionally, it's typically 20%, right? Plus closing costs and all that stuff. So it can be a chunk, there's— I think there's a lot of private money out there. There's self-directed IRAs that people are not directing that they would love to make a return on. So there's a lot of ways to finance stuff. I hope that helps. I'd have to know a little more specifically about your situation and like what market you're in, but don't let that hold you back. Again, like the last two properties I bought were nothing down. Yeah, I'm so glad it was helpful. Yeah, hopefully inspired you a little bit. There's, yeah, there's just a lot of creative things we can do with real estate. I think we get hung up on that having this pile of money and, you know, or being, having to get bank qualified by a bank, which as we all know, it's not so fun. And there's a lot of ways that, you know, get capital. You may have a property you can get a HELOC on. That's my other favorite way of like getting capital. You're so welcome. I'm so glad it was inspiring. But yeah, there's lots of, I think capital self-directed IRAs, HELOCs. There's oftentimes we have capital that we just need to figure out how to tap, or private money, right? Other people's money. So many creative things. So, yay, I love that. I'm glad I inspired you. I love talking about this stuff. Yeah. Any other questions? Anything's fair game. Creative finance, midterm rentals. But I just think hopefully everyone kind of took away that you can buy in your own backyard. Yard or out of state, whatever your focus is. Mine is really in my own backyard and I love that because I know the neighborhoods, I can manage the properties. I think we often get caught up in deals out of state that might cash flow, but then we don't have appreciation, we don't know the neighborhoods, right? So there's nuance to everything, but my focus is seller financing, cash flow, equity, all the things. Have your cake and eat it too. Yeah, cake and eat it too. ¡Eso es! All right, any other questions? I'm, I'm more than happy to answer a few more things. I see a few of you on, um, but yeah, any other takeaways, I'd love to know. Be super helpful for me if you want to share. Um, yeah. All right, well, I don't want to keep everyone, but if you have more questions or if you think of something, you know, you'll get some follow-up messages, um, hopefully And then you can just, you can text me, you can give me a call, we can jump on a call together if you're like, I don't know, if you just need some kind of advice or sometimes like a second opinion, right? And this is, if that's the right fit, because it's a big decision, right? But I feel like if you decide to invest yourself, you won't regret it and you'll, you can be on your way to like building or scaling your portfolio and some pretty amazing cash flow. So yeah. All right. Last chance for questions. I really don't mind any question. If you have the question, someone else probably does too, right? So don't feel like you're the only one, or don't be shy. Like, um, yeah. All right, well, if you think of anything, just reach out. Um, I will send out the replay. You should get a message if you don't message me, but you should get a replay. It's only kind of a limited time availability. But, um, all right, I don't see any questions, so I'll Last chance. Okay. Yeah, you're so welcome, Lillian. Yeah, feel free to reach out. Okay. I don't want to keep talking to myself. I'm going to sign off, but thanks again for taking the time and investing in yourself. It means a lot that you took the time. Time is precious, so I really appreciate that. I hope I left you with some good ideas and some good takeaways. Appreciate your time and having you join me. So I will talk to everyone soon. All right. Thank you.