Adam Buys Houses

@augustagarei Low barrier to entry

Why does real estate attract so many absolute scumbags?

@PaulmattJr Sending a follow up to agents that don’t answer?

@InvestorWaiter Yes I use yamm email blast usually 30 of these go out daily with warm agent relationships in constantly building.

Fortune in the follow up💎💎💎

@andyantiles_ How are you getting a $450k deduction in yr 1?

I’m closing on 14 rental properties next week, here’s what the numbers look like: Total purchase price: $1,386,065 Total cash to close: $411k (25% down + closing costs) Total annual cashflow: $59k (After all expenses) Cash on cash return: 14.3% Year 1 tax deduction: ~$450k Would you buy this deal? 13 single family homes, one 6 unit multifamily. 94% occupied at the moment.

@willnyguifarro1 @EthanBishopRE On the buy and list, buy/sell owner financing, and double closes, are you entitling the land at all? When just starting out, What are you looking for? Just a buildable lot?

@InvestorWaiter @EthanBishopRE We buy & list, buy/sell owner financing, smaller replats & double close with buyers. This year we’re moving into more horizontal development of land I suggest you get cooking - the greatest deals I’ve personally have done have been through land.

If you’re not dealing with land, man you are missing out.

@willnyguifarro1 @EthanBishopRE What type of land deals are you doing? Are you closing or wholesaling? Entitlements? Perk? I know nothing about land… but do close deals.

@EthanBishopRE By not entertaining land deals. Lots of people are leaving lots of money on the table.

@TheJSantiago Can’t go wrong with the Ford Raptor. Absolutely love mine

X, I need some of your input. I’m not a car guy, don’t really care, no idea what model is what, just nearly clueless I’m looking to get a new ride Are payments just HIGH as hell on every car right now or what?

@thmoneycircle @NMWIWWGP I was able to do it for pre foreclosure. Can’t seem to figure out how to get probate / eviction to work properly. I get pre foreclosure filing date, case #, plaintiff, defendant, home owner mailing address. Scraped daily.

@InvestorWaiter @NMWIWWGP #n****intech

Have any real estate people used Claude to scrape county records for eviction / probate / pre foreclosure?

@thmoneycircle How is his cost per lead so low? / what is the channel?

i have been helping someone 1o1 with their biz and we have been mainly focused on lead gen (as it is the main constraint in most RE businesses) They are currently doing 300 units of outreach a day and that is generating 2-3 (2.4) seller leads a day (seller lead = someone who responds yes, price, timeline, motivation do not matter. only req is that they said they will sell) 2.4 a day (12 leads a week) is probably more than a lot of you guys are getting right now...but we need more We want to jump to 20 yes's per day....do we do this via optimization or volume? Volume. 20/2.4 = 8.33x the amount of volume to get 20 yes's per day Sounds simple enough. Now lets fix our lead quality 'issue' (if 1/10 people who contact you are motivated, it's fine...but there is always room for improvement) The main way to do this is DATA. The Variables: 1) List criteria 2) Copy 3) Provider In my opinion there isn't much alpha in 2 & 3 (if they are motivated they will reach out & all data is the same...to an extent) That leaves us with list criteria. How do we find lists of motivation? First we use a little common sense, and second we A/B test (also known as split testing) Who is more likely to sell? Someone who just inherited grand,as house or the young couple that just bought their first house? Probably the heir. Now our goal is to find as many lists with motivation as possible (this is pretty easy, use ya noggin') data + channel = outreach -> leads -> conversations -> deals -> money p.s. this guy is currently spending about $6 to get someone interested in selling and we will probably drive it down to ~$4 Hope this helped with something, if you have any questions happy to help

@cashrulesNC Yeah… you’ll likely have better luck with Investor buyers than owner occupant buyers. I’m in Connecticut. Still a heavily skewed sellers market.

@InvestorWaiter Yep, but starting to dabble in small multifamily with a couple clients and want to buy a commercial deal myself this year

I will never understand agents that like working with sellers more than buyers. I love the buyers

@cashrulesNC Are you a residential agent?

@InvestorWaiter That’s crazy to me! I love it

@N8RealEstate Time of year. I make 10% of my income Dec-Feb.

Pipeline is super dry right now - 1 flip under contract - 2 potential wholesale deals Been doing a ton of follow ups and even some driving for dollars. Striking out

@ethanejk What’s your stack? Gmail was the only inbox I would hit. Microsoft, AOL, Yahoo always put me in spam.

@InvestorWaiter Yeah, that is always the most difficult part with cold email. Even more today, but as long as you cross your T's and dot your I's, it's been working extremely well for me.

How I will make $2,000 by sending 4 emails and 3 texts.

@colinushkowitz It’s working for me, but I only use it for tracking really. Why don’t you like it? What are you using?

REsimpli is such a trash CRM I don't care what anyone says

@thmoneycircle Dm

@_apryor @TheDavidCohen_ I have been doing residential...working well at scale. Happy to share.

Who's cold emailing CRE owners and doing well with it? Might start trialing it out

@rampulla_andrew @Budgetdog_ Beautiful. I ordered one at an AD over a year ago and they said it’s not coming anytime soon. Did you go through an AD for that?

@Budgetdog_ If you go Wimbledon go stainless imo Chocolate looks better of the two

Down to the Wimbledon or Chocolate…

@Jacob_Naviaux @KhoaLe_ Yeah it definitely does. Option 1 for me is to keep and rehab. I don’t think the direct mail spend would earn me anything more than a 3x if I wholesaled only.

Can’t remember those specific stats as this was back in 2016-2017. Pretty sure I wholesaled everything. May have been a deal I closed on and listed as-is immediately. Wouldn’t count the forced appreciation I gained from rehabbing a property into that multiple though. I always wanted to base my multiple off the gross I’m making between my acquisition and a reasonable expectation of market value in its current state (e.g. what I could wholesale the deal for or sell as-is for after closing and listing). Multiple is obviously going to be much higher if you’re rehabbing stuff, and that just skews the metric on how well your marketing is actually performing IMO.

200k records uploaded. SMS and Cold Call campaigns set and ready to launch PPL set and running Facebook ads set and running Cheers everyone to a successful and prosperous 2026