Prospector & referral engine • I connect real estate investors to top agents nationally • I help agents build a business they want. Brokered by EXP Realty, LLC.
Joined September 2025
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A traditional real estate agent asked me what I do.
I normally say I'm a stay at home dad that prospects & sends out referrals.
Got to thinkin' about it & that info is correct but it doesn't really help a traditional agent in their business, unless they're perceptive enough to say, "Well if you want to send some referrals my way..."
So inspiration struck and I think this is going to be my new response:
What do I do? I'm the guy you call when you need to get out of a jam.
I'm the guy you call when you have a seller who wants an elevated price & you need a buyer who can find a way to overpay.
I'm the guy you call when you have a buyer who has a taste for $3M properties but has a $2M budget & you need a seller who would sell at a discount.
I'm the guy you call when you're negotiating a deal, the parties are close but they can't agree on price & you need a way to fill the gap.
I'm the guy you call when your seller tells you they need an offer this week or they're canceling the listing, so you need to get an offer fast.
I'm the guy you call when your buyer won't qualify for a traditional mortgage & you somehow need to get them into a house in a way that makes sense.
I'm the guy you call when your seller has minimal equity, no cash flow & you somehow need to get them out from under the property in a way that makes sense.
I'm the guy you call when your seller has a house retail buyers won't touch & you need a buyer who is looking for a house just like that.
I'm the guy you call when you have a client to refer or even a deal you personally want to buy or sell in a new market & you need a top agent there to run the deal.
I'm the guy you call when your seller needs to close urgently, there's no time for a traditional listing & you need a buyer who can do a deal at lighting speed.
I'm the guy you call when your seller has a ton of equity, wants to sell but if they do they could be looking at a tax bill that makes their eyes water & you need a professional to show them ways to structure the deal properly so that if their eyes do water it's from tears of joy.
I'm the guy you call when your seller is open-minded, motivated and collaborative but their commercial deal is covered in hair and you need a counterparty with a good set of scissors to help everyone see straight.
I'm the guy you call when you're new in the business, super motivated to crush it but find yourself constantly in search of a path to success and you need an environment where you can get traction, clarity and a game plan to start booking some wins.
I'm the guy you call when you've been in the business a while, are racking up closings but feel like you're the only one in your office actively pursuing greatness and you've discovered you crave an environment where you're surrounded by agents just as fired up as you who set greatness as the standard, pursue it daily and joyfully help each other achieve their maximum potential.
I'm the guy you call when you're an elite producer, business running at full blast but ultimately feel like your business is running you and you've discovered you crave an environment where you can take back control of your time to be the parent/spouse/friend you know you can be, pursue passions that you've been itching to indulge and maybe even see a path to retire or at least go on a vacation without being glued to your phone the whole time.
Now, if we could we solve these problems 100% of the time...I'd already be living on a private island watching dolphins splash in the ocean as I enjoyed the sunrise each morning. I don't.
But we can solve them often enough where I like your chances to pick up a closing here and there that you'd have pretty long odds of gettin' otherwise...and maybe even find yourself building a business that gets you closer to the one that makes you genuinely happy.
Goal: Have them say, "Bro, I'm putting you in my phone right now as Real Estate 911, this is crazy!"
That's mission accomplished.
Benefits can be in the eye of the beholder.
House lived in by 25 cats and a family of 6 with no running toilets for 5 years?
Retail buyer: Ew.
Flipper: Just signed the contract, wiring EMD!
Post of the day⬇️
When you can't make a deal work, there's value in giving the person who brought it to you a quick no.
This is a note to self.
Feels like every time I give Gemini a creative structure, it tells me it sounds like a mathematically impossible, deeply impractical financial house of cards.
After some back & forth it often concedes the math works but says good luck finding a counterparty 😂
When something feels amiss during a conversation with a seller, I've found it useful to say outloud what goes through my head.
Just stick "sounds like" in front of it.
"Sounds like you don't really want to sell"
"Sounds like you're not sure working with an agent is worth it"
"Sounds like there's more to that story"
"Sounds like the whole household may not be on board with moving"
Either I'm right and we can address it, or if I've misdiagnosed the underlying issue then a lot of times they'll tell me what it actually is & we can deal with it.
Active lead gen wins the short game.
Consistent follow up wins the long game.
Post of the day ⬇️
"There are no deals out there."
I hear this every week.
Here's what I do instead.
I drive around and write down every building I'd want to own.
Every address goes in a spreadsheet with the owner's phone and email.
Every 6 months I call, text or email. Once a year I send a letter.
Most say no. For years.
Then one day the owner gets divorced. Or tired. Or old.
And I'm the first call.
No bidding war. No broker. Just a deal.
The deals are out there. Most people just stop after one call.
How many owners are on your list?
When an agent consistently answers the phone, responds to texts, is collaborative and generally on the ball
Had a brilliant idea.
Agents don't like calling leads.
So find agents who have a bunch of leads they need to call.
And call the leads for 'em. Set appointments & get a referral on anything that closes.
Tried it out.
Set a bunch of appointments.
But here's what I didn't consider.
If an agent has let a lot of leads pile up, they're probably not going to be the most aggressive at seeing things through to completion.
And that's been reflected in the close rate on these deals 😂
Talked to an agent yesterday with a client whose situation seemed teed up for a walking debt deal.
No mortgage debt.
Inherited property.
Wanted more for it than the market would give.
Had gotten an earlier offer at a number that would work for the cash end buyer.
But then...
There's a lien on the property that would eat about 80% of the money from the cash buyer.
I'm guessing we can stick a fork in the prospects for a walking debt deal, but maybe a creative wizard can see another way to play it.
If you're in real estate & anywhere near Greenville, SC
These folks meet the first Thursday of each month
And it's a blast.
Bring a deal you're trying to move & let the room cook. 👇
New GEMS website:
gemsrei.com/meetings
There's a temptation to want to use your sales skills to turn every conversation with a seller into an appointment.
If you have a ton of time to go on appointments, cool.
Otherwise, the next level skill is discerning the motivated from the rest.
If you need to handle eight objections to get someone to agree to the appointment, I'm not loving the odds of turning that meeting into a deal anytime soon.
In fact, I'm not loving the odds of that seller even showing up.
Let's go see the person who's engaged in the conversation, sees the value in what we're proposing and has something they clearly are ready to do that aligns with what we can deliver.
Something about walking into a new room or passing through a doorway can help to spark an idea or unlock a solution to a problem.
I think that's one reason I'm not a big fan of open floor plans.
Give me more rooms to walk into. More closed off the floorplan, more open the mind.
Want to be great?
Find a way to get around the great ones.
Do what they do.
Commitment + proximity go a long way.
Post of the day⬇️
When I first started coaching in ‘23, I genuinely loved helping people get into this business
People I’ve taught & worked with have collectively generated multiple 7 figures in assignment fees.
I’ve helped people quit their jobs, get their first big checks, & just change the way they think.
But I definitely lost the passion for it and realized it was because I was tired of teaching people who I just knew weren’t going to take action
So I stopped for nearly two years
I quietly started coaching a few select people again earlier this year. People who execute, move fast, take feedback, and actually want to build something.
And I motherfucking love it. Shit I forgot how great it is with the right people
Helping someone get their first deal or watching helping them scale & building with them
Put together something special for the right people. Education, support + hands on building
Phantom Flippers is officially opening back up for dawgs that are serious
Accepting a limited amount of people, cause goal isn’t to work with everybody. It’s to find the right people to build with.
If that sounds like you, DM me and let’s get to work baby 🔥
The offer a seller doesn't like can help you find the offer they'd be delighted to take.
Ask "What would need to be different for this offer to work for you?"
House has been listed for 80 days with no showings.
Me: So it sounds like she's looking for a jackpot.
Seller's Agent: We are overpriced for the market.
Me: What if she can have her jackpot, but she has to get paid like a lottery winner?
Agent: You mean paid over time?
Love when the agent gets it!
Been waiting for three days on a listing agent to call back on a deal.
She calls at 11:52 pm as I'm brushing my teeth.
Guess what happens when I call back at 11:54.
Retail agents: No one's buying houses.
Me: When was the last time you had a consultation with your investor clients?
Post of the day⬇️
"Are you asking because you're thinking of doing something creative?"
The seller has no equity, no cash flow and doesn't want to come out of pocket for closing costs or brokerage fees...we're gonna have to get creative!
Appreciate the shout out on this one!
There's an old saying in sales:
Answer the question only after you know why it's being asked.
We asked: a seller says, "Can we skip the MLS and just market it privately?" More than 40 of you answered in one sentence.
The best answers didn't argue. They asked a question back:
"What has you curious about an off-MLS strategy?" (@LivingInNorthGa)
"What do you value most: privacy or sales price?" (@JenNunnHomes)
"Of course we can... might I ask why you want to do it this way?" (@Patrick68610735)
Find the reason first. Then talk about exposure.
nitter.cf/REMarketingTips/status…