Dealbot Pipeline Program by Blair Halver
Flipper/Rehabber · Bristol, CT · Member since 2018 · 3 posts · 11 votes
Dealbot Pipeline Program by Blair Halver
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Real Estate Broker · Member since 2019 · 1 post · 25 votes
7yI would strongly recommend that you stay away from this program, especially if you are not a highly experienced investor. The program is sold as a "done for you", "Business in a box" "work 5 hours a week" type program and it is far from that. There are high level video training modules but they do not provide the level of detail needed to carry out this higher risk technique of buying homes, especially for newer investors. The focus is to hire a VA to call on FSBO,FRBO and Expired listings to try to find a seller that will allow you to take over payments "subject to" with no money down or little down (which is very difficult to find) and then sell it on a lease purchase. They do not provide real details on the program before you buy in to it. Instead, they charge your credit card over the phone without allowing you to receive the full terms and disclosures of the program. They continue to change the terms of the program so that new people coming in cannot get a refund which is unethical since you cannot review what you are actually purchasing before you are charged. There are new people joining every day at almost 6K a pop and most have never done a deal and yet they continue to prey on these people. I have not seen any actual new member purchase and successfully sell a house to make a profit since I have been a member and there are over 170 members. They don't screen anyone out, they will accept anyone that will pay the entrance fee regardless of the higher risk type investing. The support after you join is mediocre at best, mostly coming from other newbie members in the FB group. I just wanted to warn others that may be considering this program, please make sure you understand what you are getting into before you spend the money, Don't make the mistake I made.
39 Replies
- Member since 2019 · 1 post · 0 votes7y
I just heard about him too and curious as to what this program is about but it’s not a lot of information out there about it
- Member since 2019 · 1 post · 0 votes7y
I just watched a webinar of his pretty straight forward. BlairHalver.com
- Member since 2019 · 4 posts · 3 votes7y
Hi @Steve Gagne - Curious if you went through the phone strategy session and your thoughts on this program. I'm brand spanking new to this and while it's an interesting concept, the program is pricey and I can't find any reviews or anyone that's personally gone through it to get a good feel for it.
- Flipper/Rehabber · Nashville, TN · Member since 2018 · 23 posts · 24 votes7y
He went through Ron LeGrand's program/material, which essentially teaches you how to evaluate FSBO properties from a number of angles - subject to, lease option, etc. - and find a solution. Instead of just being a one trick pony - wholesaler, flipper, etc. So as far as I can see he became well versed and accomplished from Ron's material, turned around and created his own program. Nothing wrong with that I suppose, but it's nothing new as his marketing kind of makes it seem. Just repackaged. The 5/hour a week thing sounds like a spin off of Ferris's best seller book "Four Hour Work Week." They're emotional titles that appeal to human wants and emotions...and we all know if you want that reality, it will take work to get there. Regardless of HOW they pitch it.
However, I watched his free webinar it sounds much more palatable and organized than Ron's stuff. I have some of Ron's material. I signed up a while back for $1 (then cancelled before monthly payments.) it's a massive .pdf, among a few other things, that likely overwhelms most people with info. And then they mail market and upsell the S--T out of you, they do not stop unless you call and talk straight to them to get you off their list. Bulldog's. Anyway, Blair's seems more synthesized and bite sized, though I have no experience with his material. In any case, just remember he's selling you on his program. You have to decide yourself if you want to put in the work that will make paying him for HIS dream of passive income (let's be real here) worth YOUR time.
Here's a link from "Ron's Gold Club" where Blair talks about his first deal. Found it from simply googling his name.
- Indianapolis, IN · Member since 2016 · 13 posts · 9 votes7y
Thank you @Account Closed. I just wen through his free webinar and was wondering the cost. the 5300 seems like the exact same as the wholesale inc price tag (albeit that was slightly higher).
- Real Estate Broker · Member since 2019 · 1 post · 25 votes7y
I would strongly recommend that you stay away from this program, especially if you are not a highly experienced investor. The program is sold as a "done for you", "Business in a box" "work 5 hours a week" type program and it is far from that. There are high level video training modules but they do not provide the level of detail needed to carry out this higher risk technique of buying homes, especially for newer investors. The focus is to hire a VA to call on FSBO,FRBO and Expired listings to try to find a seller that will allow you to take over payments "subject to" with no money down or little down (which is very difficult to find) and then sell it on a lease purchase. They do not provide real details on the program before you buy in to it. Instead, they charge your credit card over the phone without allowing you to receive the full terms and disclosures of the program. They continue to change the terms of the program so that new people coming in cannot get a refund which is unethical since you cannot review what you are actually purchasing before you are charged. There are new people joining every day at almost 6K a pop and most have never done a deal and yet they continue to prey on these people. I have not seen any actual new member purchase and successfully sell a house to make a profit since I have been a member and there are over 170 members. They don't screen anyone out, they will accept anyone that will pay the entrance fee regardless of the higher risk type investing. The support after you join is mediocre at best, mostly coming from other newbie members in the FB group. I just wanted to warn others that may be considering this program, please make sure you understand what you are getting into before you spend the money, Don't make the mistake I made.
- Flipper/Rehabber · Bristol, CT · Member since 2018 · 3 posts · 11 votes7y
Thank you Alan! Your response was exactly what I was looking for. I wanted to hear from someone who has bought into his program. I am a relative newbie which makes me very cautious about gurus selling anything. Granted the program may work, for the experienced investor, but preying on folks like myself seems pretty sketchy. Thank you!
- Indianapolis, IN · Member since 2016 · 13 posts · 9 votes7yYes, thank you Alan! Glad to hear from someone who has went through it! I am also a newbie and just trying to find a way to break through on getting a deal. Thank you again!
- Specialist · Oklahoma City, OK · Member since 2018 · 1 post · 0 votes7y
Thank you Alan and Ben. Will stay far far away👍
- 7yJay HinrichsBusiness MemberReal Estate Consultant · Summerlin, NV · Member since 2014 · 45k+ posts · 66k+ votes
@Sara L. Robbins@Teresa Ranieri none of this stuff works as advertised.. its all hyperbole.. I mean if you can make huge money working 5 hours a week then no one on the planet would have a job right.. ???
use common sense which seems to be in short supply when selling the real estate rich's dream.
real estate is HARD it takes Money it takes skills.. you don't just buy a course and become successful from the course.
there is nothing new in real estate..
go on E bay and buy all the guru's tapes and materials for 10 to 50 bucks read and watch all that stuff then see if anything sticks with U.. this is simply selling info business.. not helping people get rich business.
- Member since 2019 · 4 posts · 3 votes7y
Thank you @Jay Hinrichs - I totally agree. We didn't move forward with it, for that reason. We own a business in another industry that's also PACKED with gurus and magic bullet offers that don't really work. The only thing that works is learning, implementing, learning more, tweaking, and putting in massive amounts of work.
- 7yJay HinrichsBusiness MemberReal Estate Consultant · Summerlin, NV · Member since 2014 · 45k+ posts · 66k+ votes
Originally posted by @Teresa Ranieri:
Thank you @Jay Hinrichs - I totally agree. We didn't move forward with it, for that reason. We own a business in another industry that's also PACKED with gurus and magic bullet offers that don't really work. The only thing that works is learning, implementing, learning more, tweaking, and putting in massive amounts of work.
harder you work the luckier you get .. Just like MLM real estate has been attacked by the dream merchants IE real estate guru's
its a great gig for them they make boat load of money.
I like the line from the Traffic song Low Spark of the high heeled boys.
it goes like this
" the man bought a new suit on your dreams " and that was written I suspect in the late 60s to 70s.. :)
- Real Estate Professional · Edinburg, TX · Member since 2017 · 16 posts · 19 votes7y
I have chatted with Blair a few times. I do not have his system, but just from looking at his deal structuring, you are talking about getting all of your $ back on 1 deal. Sure, it's not magic..but if you can get just 1 sub2 deal every 2-3 months and buy right, you're good to go. There is nothing crazy about buying a $200k home for $175k(no agents) and selling it for 225k on a lease option and collecting on the spread by Option consideration, cash flow(not needed), and cash out when the end buyer exercises his/her option. Screen the tenant buyer..get someone qualified even if it takes longer to sell. Advise them from Day 1 to contact a mortgage broker and a credit enhancement program. This works great for sub2 and works extremely well for free and clear bc of the fast pay-down during the Option period..that spread grows and so does the amt you get at cash out. You sell it as as delayed cash out to the seller, nothing more. Sure one can do it on their own, but it seems that he offers systems and that just equals more deals. If the tenant buyer is qualified but doesnt have all the Option fee, create a promissory note. How you have cash flow. I know both creative financing and creative note structuring so some of the best educators out there(in my Opinion) are Blair Halver, Mitch Stephen, and Grant Kemp.
- Flipper/Rehabber · Nashville, TN · Member since 2018 · 23 posts · 24 votes7y
@Sara L. Robbins I'm not necessarily saying stay far away, but if people would break down REI into simple bite size chunks they would get there. The attractiveness of programs is in the back of everyone's mind, whether they admit it or not, is the thought "now THIS is the program that will make me six figures FAST." Marketers know this, they play off desire and vulnerabilities.
Speaking of marketing...I replied to one of his marketing emails, which are very warm, intentional, friendly, and conversational in tone and rhetoric. His reply was three or four words, totally direct. Meaning -- safe to assume he doesn't write a single one of those emails. Could be wrong. But we all know, it's just appearances most of the time. Outsourced appearances.
In summary, none of these programs are necessarily bad. But...you always have to be willing to be marketed to and play the game of being sold. Conversely, you can budget out what you can spend each month, pick ONE area (i.e. code violations) master a campaign with fb, mail, ppc, etc., get a couple deals, and scale.
- Real Estate Entrepreneur · Winston-Salem, NC · Member since 2008 · 101 posts · 40 votes7y
I have no record of Alan Thompson in my customer files, btw.
- Rental Property Investor · Houston, TX · Member since 2014 · 9 posts · 6 votes7y
Jay Hinrichs are both right. It can work, but it takes work.
- Realtor · Niceville, FL · Member since 2017 · 1 post · 7 votes7y
I have a couple things to add to this thread, particularly the individual who claimed that it was all basically a facebook group. He obviously was never enrolled in the program. I understand the guru skepticism. I have fallen prey to one of those (Fortune Builders...Stay. Away.) So I want to point out that I have seen a lot and am looking for the niche that works best for me. I was about to quit real estate because I do not want to HUSTLE my way into a JOB. Then I found someone doing what I wanted to do (Blair) and decided to follow his system. My 3 main points if that's all you want to read.
1. I think the money for this program ($5,800) is the best value you are going to find if you want to create a business, accelerate your implementation, and be mentored by someone successful.
2. It takes A LOT of work to create a business that you work on, not in. If you are clear about what you want and are willing to work for it, having successful mentors and systems will get you there faster. That's what you're paying for. Blair is pretty clear about that during your first phone call.
3. Blair is an EXCELLENT marketer, yes. Also, the value he provides is better than EVERY real estate guru packaging a dream and selling seminars that I have seen (and/or bought), but it's not for everyone. It's not got rich quick. It's "build your business focusing on the right things."
Here's what you get:
1) I don't want to say unlimited, but your access to Blair and his partner Jeff is extensive. E-mail, bi-weekly Zoom conferences, Voxer questions. They always respond quickly.
2) His systems are the most complete, easy to implement, and painless that I have seen. I hired a VA to set them up for me and I was up and running within 2 weeks.
3) Blair knows marketing. You get to learn from someone who's good at it.
4) It helps to have some real estate knowledge because you can go faster and understand the terminology a little better. Yes, you still have to work. Even more if you're new. I would recommend reading and watching all those videos recommended in an earlier post.
5) The systems are the easy part. Converting the deals is on you. I've learned that it comes down to your sales skills, and Blair and Jeff helped me realize that and provided strategies to improve. We talk about objection handling every week on our calls (because it seems like I always have a new one).
6) It is going to take months to get your business up and running and even do your first deal, but mastering something and turning it into a business is like that. However, you are able to focus on what's important (putting leads in the funnel and talking to sellers) very quickly using his systems. Getting to the point where you have a business that you can hire people to run and only work 5 hours a week will take time, but his program and mentoring get you there faster. Assuming that is your goal - to create a business and not just make 6-figures fast.
- 7yJay HinrichsBusiness MemberReal Estate Consultant · Summerlin, NV · Member since 2014 · 45k+ posts · 66k+ votes
Originally posted by @Michael Gaines:
Jay Hinrichs are both right. It can work, but it takes work.
really depends on where you live and want to work this sub 2 model and were we are at in the economic cycle.. in hard times this works far better as more people are willing to sell you houses with little down and sub too.. the rub comes with getting your glorified renter to acutally cash you out.. I personally have done well over 100 sub 2's and can count on one hand the amount of people that came through and bought them.. your just buying rentals sub 2 in reality.. and that's ok.. if you want to be in the rental business.
the issue comes when people try this and scale to quickly and have no real reserves.. so when a lease buyer flakes out.. they still have to make the payment and when the lease buyer does 5k worth of damage .. or you have a very long eviction process.. like to do this in NJ or NY or other states that take forever to evict.. this is hugely risky.. and what happens is the seller gets screwed.. that's the issue..
Go to Goodwill and find some "no money down" books from the 70's Robert Allen preached all of this back in the day. Only then, they didn't have "due on sale" clauses in the mortgages. So this is kind of recycled old technique, and if it becomes real popular and there are enough defaults, Fannie/Freddie, VA, FHA will crack down. Subject to is frowned upon by lenders because-with no money in the game-buyer's default. In my 35 years as a real estate professional, I've never seen lease purchases where someone did not get hurt and/or pissed. Gael Himmah's(you gotta be old to know this name) was "avoid costly entanglements"
- Rental Property Investor · Houston, TX · Member since 2014 · 9 posts · 6 votes7y
Originally posted by @Jay Hinrichs:
Originally posted by @Michael Gaines:
Jay Hinrichs are both right. It can work, but it takes work.
really depends on where you live and want to work this sub 2 model and were we are at in the economic cycle.. in hard times this works far better as more people are willing to sell you houses with little down and sub too.. the rub comes with getting your glorified renter to acutally cash you out.. I personally have done well over 100 sub 2's and can count on one hand the amount of people that came through and bought them.. your just buying rentals sub 2 in reality.. and that's ok.. if you want to be in the rental business.
the issue comes when people try this and scale to quickly and have no real reserves.. so when a lease buyer flakes out.. they still have to make the payment and when the lease buyer does 5k worth of damage .. or you have a very long eviction process.. like to do this in NJ or NY or other states that take forever to evict.. this is hugely risky.. and what happens is the seller gets screwed.. that's the issue..
Those are certainly valid concerns. Can't do anything about the eviction laws of the particular state (TX is more favorable for landlords), but a large non-refundable down payment/option fee from the owner finance/lease option buyer will certainly mitigate some of the other concerns, as well as incentivize the buyer to perform. And just like tenants, screening is critical.
Do you just flip or fix/flip your sub2's? Certainly a great exit strategy as well.
- Bay area · Member since 2019 · 1 post · 2 votes6y
I just watched his on demand webinar.
Now I’m very new to real estate and currently going through a great education that really is all it says it is. I like to see what everyone else out there is teaching or selling. I think I can learn from anyone.
after watching the webinar I Have to agree with both Tom Havey and Michael Gaines. From what I have learned I don’t see anything special about doing a “subject to” deal or “lease option”. It’s basically all he’s teaching. I don’t necessarily think I would qualify that as being a “transactional engineer“ if those are the only two options your giving the seller and the end buyer. Plus, if he is not disclosing the risk in the “due on sale clause” I would say either he doesn’t know about it or he is intentionally leaving out a pretty important factor.
Even if banks don’t normally exercise that contractual right very often, it’s still a risk that could put the seller in a complicated situation if you cannot perform like you say you can.
His niche seems to be the “business in a box”. All the setting up is done for you. That might work for some people. I have To admit that I find some appeal in that. He does say that you have to be a “fit” for them to work with you. I am definitely not a fit. I have not done a deal yet and have been working for the last 2 months on getting my first wholesale deal. I have good leads and made 1 offer so far. I have a probate deal that I am waiting to begin negotiating on in a few days. As a beginner, I understand how a ”subject to” works but, I don’t want to make my first deal a “subject to”. That would be too much for me.Sometimes you just gotta get out there and do the leg work. No one is going to do it for you. Surround yourself with people that have similar goals as you do and make sure some of those people are investors who are actually successful at what they do.
- Investor · Blacksburg, VA · Member since 2015 · 28 posts · 26 votes6y
I just wanted to add a quick post to say that Jay Hinrichs is absolutely right. If you've read his post and are still questioning whether or not those types of programs work, wait a few minutes, go back read Jay's post again, and just sit with it for a few minutes.
And a word of caution: a few year's ago we used to call deals like this sandwich leases/sales, etc. It's really a sub-to and really isn't for newbies or someone without reserves. A lot of times, the original owner/seller will still have an equitable interest in the property that you have 'transaction engineered.' And another point, if the tenant/lessee/future purchaser moves out, trashes the property, burns the house down, etc. you can be held legally liable for damages by anyone with an interest, lien, or note secured by the property. So, you could be stuck paying off your lender (if one was needed) and the original owner or any mortgage you took over, and then paying for repairs.
Hey y'all. I'm a newbie agent in Lexington, KY. But I bought into this program almost a year ago, and I've still yet to make dime! Now wait a second, I didn't yet say that I've been battling through a lengthy divorce that came at me out of the blue after I'd just gotten my second contract after about six weeks in the program. Then my attorney said I needed to not make any more money until the divorce was final. So I put the brakes on my REI activity. Then he fired me for not paying him. :) That's another story coming to a podcast near you soon.
However, I did pay Blair. But I would rather say, invested. And in addition to working with Blair as a student, I also apprenticed with a local Ron Legrand protege who was the only other dude in the city who I could find doing sub2s. He and I worked together for about three months and I did phone work with him. I also worked phones for three other of Blair's students. Ton's of calls. Lots of appointments. Some terms verbally committed on the phone. It was a blast!All I can say is this. I grew up working in tobacco fields in central Kentucky. I ain't afraid of an honest day's work. And, on the farm, you don't take a day off. I love that I can work Blair's program while I work as an agent, and a podcaster, and still can make time to take my boy's fishing. It's not so much about the 'easy life' as it is the opportunity of getting another investment iron in the coals. Ain't that why we're investors? I don't know about y'all, but I like to work. Hell, I love it. Especially if it's making me happy. :)
- NJ · Member since 2019 · 5 posts · 4 votes6y
Originally posted by @Christopher Brian:
I just wanted to add a quick post to say that Jay Hinrichs is absolutely right. If you've read his post and are still questioning whether or not those types of programs work, wait a few minutes, go back read Jay's post again, and just sit with it for a few minutes.
And a word of caution: a few year's ago we used to call deals like this sandwich leases/sales, etc. It's really a sub-to and really isn't for newbies or someone without reserves. A lot of times, the original owner/seller will still have an equitable interest in the property that you have 'transaction engineered.' And another point, if the tenant/lessee/future purchaser moves out, trashes the property, burns the house down, etc. you can be held legally liable for damages by anyone with an interest, lien, or note secured by the property. So, you could be stuck paying off your lender (if one was needed) and the original owner or any mortgage you took over, and then paying for repairs.
Wouldn't insurance cover any damages, if over the deductible?
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