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.
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.
teapaw.org/REMarketingTips/status…
Heard a pitch for a commercial development play in a market I don't know anything about.
Developers have had multiple successful exits in the space.
I find that attractive if it's verifiable.
Yet can't help but wonder, "Why aren't their partners from the earlier deals putting up the money?"
Just give it to 'em straight
Like a pear cider that's made from 100% pears
Post of the day⬇️
More agents have asked for help sourcing buyers for their listings in the past 10 days than in the past 10 months combined.
Something weird is going on in the market...or agents realizing they're running out of days in the year to get deals closed?
An agent reached out for help on a listing.
Turned out she additionally had 19 off-market properties, including some with sellers who had told her they were open to creative offers.
Ain't nothin like asking "What else do you have?" before wrapping up a convo.
The listing agent says the seller owes "about $133k" on the property.
Ended up being $175k.
Thank goodness for mortgage statements & sellers who take the 2 mins to pull them.
You know you might have found a rock star counterparty for a creative deal when the listing agent uses the word "structure" before you do.
Have been asking listing agents this question:
"If I bought this property and then hired you to sell it, where would we need to be priced to get it under contract within 10 days?"
Guess the most common answer.
Cash offer or retail?
Why not present both & empower the seller to choose
Post of the day ⬇️
We do a net sheet for a traditional listing, including estimated DOM and relevant expenses.
Then we do net sheet for a cash offer.
We go through the process for both.
We highlight the difference in the net for each type of transaction and let the seller decide how much less they are willing to take for convenience.
We also bring a traditional RPA, and seller disclosures paperwork and cash offer paperwork.
Ultimately we give the the seller every bit of information possible and let them make an informed decision based on their individual situation and the math,
They bought the house over the summer, already want to sell.
Minimal equity, but the loan has a good-ish rate.
Can we do this? 👇
We buy it sub2.
Wrap the mortgage and sell Contract for Deed.
Get a down payment from the end buyer & net a monthly spread on the interest rate.
When I'm talking to listing agents who have reached out for help getting their listings moved
There often comes a point about 2/3 into the conversation where I can feel them run out of gas.
They get tired of answering questions about their seller's situation without getting something in return.
Yet we don't know what to offer til we know what their seller needs.
Need to find a way to frame the convo to manage their expectations and keep them engaged.
Because often enough the result of the conversation is an offer that helps their seller get where they want to go.