I bought John's online course, LeasingToBuy on May 31st. I thought that the course materials were very sloppily prepared, with little detail given on how to do transactions. The contracts were not editable online, and I couldn't access the webinar recordings. So, I waited until the course materials would arrive in the mail. I waited the full 10 business days with no package. I then disputed the charge with my credit card company and the SAME DAY I receive a notification that the package was being sent! Well, imagine that! I received said package the next day and promptly sent it back UNOPENED. I emailed John Jackson several times, documenting my steps, with no reply at all. Now, I find that I am REBILLED from John Jackson, without the course materials!! He even has a money back guarantee!! He doesn't have the common courtesy to respond, and, according to my credit card company, HAS TO RESPOND TO MY DISPUTE! He has not attempted to contact me at all. I am now reviewing options on getting that refund. AVOID JOHN JACKSON'S COURSE!!
It is a MUST, if a Texas investor intends to do Lease Options in Texas. By purchasing John Jackson's training, which includes the necessary Texas paperwork, as well as his two day event, the investor has what is needed. Lease Options in Texas are different from other states. He also teaches a "niche" technique, using Lease Options, which is great for a investor that is new to the business.
You for the second time say it is a MUST with no details. We all no lease options of more than 180 days in Texas are so stringent that it is rarely feasible. So , exactly what makes his training a must and what is the total cost?
I bought John's Leasing To Buy ($997.??) course several years ago... Then (when he called me just before his "live event" last October?) paid him another $1500. only to later be told that (he forgot to tell me) the "Dream Partner" program also sported an additional $500. monthly recurring "coaching" fee... with his associate (I don't need and am not interested in amateur "coaching..." so I offered to help "find buyers," since LeasingToBuy now says 7 deals "sold" in the past 12 months... vs. 6, a few months ago) which took me all of a few minutes to determine that Joe Seskey probably HADN'T done the oft' mentioned "200 plus deals" claimed, back in his twenties (like, DAH!) when the market was/ is again 'primed' for Lease Option (in most states) leasing to buy (AKA: Lease Purchase) and Seller Financing. (Which they were only doing approx. 20% of? NOT sure about "AITDs= Contract For Deed, Deed of Trust, etc. in Texas, post Dodd- Frankenstein?!)
This was also about the same time (while on several three person calls... since apparently John doesn't like to talk to only one person, at a time... , which incidentally DOES conveniently keep most people from asking too many, direct questions?) that I offered to FOCUS on "finding BUYERS" (in a "Buyer's Market!") since they already HAD well over 100 properties LISTED on LTB. (Rocket Science, eh?!) John was supposed to get back with me on this... and after 2- 3 weeks (since I had his cell number) I called him on a Friday, or Saturday afternoon (and after a minute, or two... he claimed to have a "dinner with his wife" scheduled, and would call me back the following morning... which he never did!) and one would THINK that a BUSINESS that didn't HAVE enough BUYERS for their deals would make filling the EXISTING homes, their "Top PRIORITY?!" (Hmmm... Presuming those weren't primarily, "Ghost Ads?!")
I'm sure he'll say that he thought I was trying to pull a fast one by supposedly stealing his deals (newsflasher: people WITH "a conscience" don't DO that... Never MIND that ALL the contact info is right ON his website!) since I mentioned having planned to build the "alternative to the MLS" for the past eight years (i.e. some time before I ever heard about LTB, or "Tejas, Lease Options = a LEASE PURCHASE) but my IDEA is MUCH more comprehensive than what he launched, or others have done... to date. That said... had he taken me more SERIOUSLY... they would have already SOLD several times, what little they've managed to MOVE... in 2026 plus. And I'm most definitely not HAPPY about the wasted time and money, presumptions, insincerity or lack of cooperation. (I just haven't decided WHAT I'm going to do about it, just yet???)
AND: According to the listed 'results,' over 90% of the posted SALES on Leasing To Buy dot commercial (in the past year plus... that ONLY go back 12 months, onsite) were made by John, or Joe S. it would seem that if indeed over HALF of ALL posted LTB/ buyer placements for lease purchase, or seller financing (= +/- 80/ 20% respectively, according to John) are being made by two people (is that mostly in conjunction with a mentee/ student, as a JV?) then perhaps it would behoove them to FOCUS moreover on increasing... Seller Financed, SALES? (Because afterall, WHY continue to CLAIM doing "Options..." when clearly a "lease purchase..." translates to an "Obligation," to purchase within 12 months in Texas. Or, in general!)
ALSO; 'crediting' WHO else was involved in each given DEAL... as a Joint Venture... then would make a transaction, self- explanatory. (Because when I saw 150ish homes listed in the past year or so, and ONLY (6) placements... that all but KILLED IT, in real time! (i.e. Even BEFORE he didn't get back with me about finding MORE BUYERS... and doing a 'split,' of the deal. Which would mean either a 1/3rd split of the "option fee?" Or 50% to the listing party and perhaps the seller? And 25/ 25% each for the buyer finder, and LTB? But is this REALLY then "option consideration?" (i.e. Sound like a lease purchase is a then a seller financed, "installment SALE?") It would seem to me that 3 or 4 parties getting say 25% of the 100%. Or a +/- a third, for three (if / when the Seller receives little, or none... of the money put down?) is still (i.e. then scalable, in Volume!) a 10x better equation... that making next to NO SALES... and/ or almost ALL of the funds going to two parties. (Because THAT simply ISN'T saleable, scalable, nor a mid- longer term: "business plan...") ;-)
Hey @William Scott, Are you wanting to do lease options in Texas or a different state? I ask this because I do a lot of lease options in Arizona where I live and I know that each state has its own nuances when it comes to lease options and Ive heard that in Texas it is the most difficult.
Hey @William Scott, Are you wanting to do lease options in Texas or a different state? I ask this because I do a lot of lease options in Arizona where I live and I know that each state has its own nuances when it comes to lease options and Ive heard that in Texas it is the most difficult.
Hey Shiloh, Guess I scared you away, with my "rants?!" (After reading what other's had posted about John and co. and then skimming that other thread where you politely attempted to explain WHY a lease option (or lease purchase?) made more SENSE than BRRR(R) and "all cash deals" to a narcy NAR broker (then recalling WHY I stopped posting here +/- 5 years ago) coupled with NOT at all being happy, with John... I got, kinda "wordy!"
I'm actually thinking of avoiding (LV and/ or Phoenix, metro/s?) Texas and Florida, etc. at this LATE point in the business (as usual) cycle... and just going after prefores, and low to no equity 'wraps,' and setting- up mostly AITDs/= vs. options, to purchase on more affordable abodes (although the "option fee/ consideration" up front, and filing an installment sale "Memorandum of Option" seems the more PRUDENT WAY to get PAID, up front! Unless it were 'structure' to INCLUDE a non- refundable FEE on a Seller Financed new note, deed of trust, and/ or wrap???) where people are NOW relocating to... at this point, of the RE/ REI demand curve. However the West coastline, much of the SW, and SE, etc. seem more PRUDENT = wiser way to "speculate," vs. "guaranteeing debt" (i.e. pre, or mid "correction") so WHY not utilize that as a, or the, primary USP? Your thoughts, sir??
Hey @William Scott, Are you wanting to do lease options in Texas or a different state? I ask this because I do a lot of lease options in Arizona where I live and I know that each state has its own nuances when it comes to lease options and Ive heard that in Texas it is the most difficult.
Hey Shiloh, Guess I scared you away, with my "rants?!" (After reading what other's had posted about John and co. and then skimming that other thread where you politely attempted to explain WHY a lease option (or lease purchase?) made more SENSE than BRRR(R) and "all cash deals" to a narcy NAR broker (then recalling WHY I stopped posting here +/- 5 years ago) coupled with NOT at all being happy, with John... I got, kinda "wordy!"
I'm actually thinking of avoiding (LV and/ or Phoenix, metro/s?) Texas and Florida, etc. at this LATE point in the business (as usual) cycle... and just going after prefores, and low to no equity 'wraps,' and setting- up mostly AITDs/= vs. options, to purchase on more affordable abodes (although the "option fee/ consideration" up front, and filing an installment sale "Memorandum of Option" seems the more PRUDENT WAY to get PAID, up front! Unless it were 'structure' to INCLUDE a non- refundable FEE on a Seller Financed new note, deed of trust, and/ or wrap???) where people are NOW relocating to... at this point, of the RE/ REI demand curve. However the West coastline, much of the SW, and SE, etc. seem more PRUDENT = wiser way to "speculate," vs. "guaranteeing debt" (i.e. pre, or mid "correction") so WHY not utilize that as a, or the, primary USP? Your thoughts, sir??
In other words: One can either choose to FOCUS primarily on where the thundering herd is relocating to and/ or investing, nextly... chasing the SAME watering hole(s) and hay day(s)? (And expecting a REPEAT of 2007- '12, then 2-14ish- 2024, the next cycle, which ISN'T... going to happen!) Or re-calibrate, and 'target' where deals (other than the outlier market burbs, to ruraldom) are already fewer, and far between... to make the 'alternative' to all cash sales?!
But people wanna BUY (own, at a FIXED payment) vs. RENT (especially after the last six years!) and I'm looking for either more money down, than a few Gs. (i.e. At least $15k., averaging $20k. plus.) And/ or "stayin' IN the deal, with a properly structured and 'closed' note (preferably with a 30 year fixed rate, installment sale... vs. a cooperative / wholesale LO, with no spread, and only one payday.) But a MIX of both plus perhaps some wholesaling... and I have other IDEAS for most fixers (vs. a std. flip) in conjunction with utilizing OPM to fund several types, of deals.
And THAT IS BTW what these passe' (Temple BAR/ bankster/ Corp./ .gov model) herded "one trick ponies" FEAR.. because we simply don't need them. (Nor do buyers, sellers, or investors!!! And forking- over +/- 20% of their hard earned EQUITY... is fortunately "quantifiable" on a HUD closing calculator, IN ADVANCE!) Or perhaps what "they" fear the MOST... is actually having the GUTS... to "go against, the status quo?!" ;-)
Hi Shiloh :-) After some extensive study... the initial intention was to do (pure, assignable, terms deal 'fluid') Options, Lease Options and Lease Purchases (AITDs) as well as Owner (has the deed, new note creation) and (mortgaged) Seller Financings (Wraps, L to P, AITDs) in Texas, Florida, Arizona, California, etc., prior to scaling a nationwide business... tied to a relevant portal website. (I had this preplanned 6- 7 years ago...) So I invested in and studied the heck out of most of the main alternative (to all cash) terms strategies... and was interested in doing "terms consultancy," as a NICHE... rather than what the 'herdlings,' were/ are doing. (Been there... did design, build, remods, rentals) bypassing passe' landlording, and: "being the bank." (Similar to the "Slow Flip model..." with a more sophisticated, "twist.")
I always study what's out there... see it's limitations and potential before lifting a finger... then come up with the BEST possible, PLAN of action. (Then look for people to work with, that can also SEE and then 'execute' from a higher level, VISION.
So you've had some consistent results doing LOs in AZ, then? And which type(s) of option agreements? (I have most of them, and the books and courses from: Jelinek, Jackson, LeGrand, Patton, Prefontaine, McCall, Goff, the Frenches, etc. And quite a few on Seller Financing, etc., as well.) Are you focused mostly on doing Cooperative and/ or Sandwich LOs? Or are you also doing one year Lease to Purchase deals... like John and co. are in TX, etc.? But, in Arizona?? (I have a bit better IDEA for a nationwide roll- out... prior to taking it International.)
Shiloh, I posted my prior response before even looking at your bio. (I didn't realize you'd already done 100ish LO deals, in AZ!) And what you last posted discussing your approach yesterday... I am indeed, somewhat familiar with. (I'd like to combine all the best aspects and practices of using "options..." with Jelinek, et al's (AITD/ wrapped: "be the bank") "Slow Flip" model. Along with some other ideas I have.
Incidentally, someone I 'met' (online) here five plus years ago WAS 'ensnared' by HPA (Home Partners of America) and Pathlight PM. (With their 80ish page LO agreement, that was (and still is?) supported by 2/4 of the main NAR brokerages!?) I did the research, on them... and HPA was a front (mainly one broker, who got licensed in 30 ish US states, out of Chicago) tied to the usual suspect firms on Wall Street, thanks to the 'gutting' of the Glass- Steagall banking act of 1932... back in '99, was it?) founded by the very paper billionaire (former chairman of a top WS player) who brought us "mortgaged backed securities!" (MBS, CDS, traunches, rehypothecation, derivatives, et al narcopathetic "cook the 3- 4 sets of cetral bankster MBA/ PHD magi's books," and "house of cards" note, etc. bundling... trickery. Think: "The Big Short," "Margin Call," "Inside Job," etc.)
And your mention of: "saving the buyer and sellers 6%" is THE most likely crux, of the (rapidly 'deflating') "monetary," equation, hereon? In truth: the best illustration thereof (i.e. the "MLS monster," in the Link Options illustration is also BTW explained in "The Monster," hardbound read) is really on the HUD, typically 15- 25% of the Seller's EQUITY! (As EASILY calc'd as the main opposing USP...) While the 85% discriminated against = potential "Buyer pool..." is paying our "consideration/ consultancy fee," correct?) BUT their "rent," to never own (more on that USP, later...) remains FIXED... which the banksters don't LIKE any more than "us, vs. THEM..." making say a fixed (vs. bait, then switch "adjustable" rate) 10- 12%... after 'wrapping' a 2.9- 4.9% mortgage, eh?! NOR do they AT ALL LIKE pesky (= smarter) REIs... paying 10- 15% to OPM investors, ala the Slow Flip/ = model. ;-)
And thanks to derivatives and 'pegging' the BK IH$ fiat funny money "dollar" to "Oil and NG, etc. (Big Energy) after ending the precious metals standard (then gutting the G-S act, in '99... back in 1971- '73) we now have a "can kicked down the road" to the PRESENT... scenario! (i.e. With the "globalized" financial Fascist EMPIRICAL $ystem (of the City of London, et al) going from 30 to 60:1 leverage... Then perhaps today, at 120:1? Or perhaps 240:1, by 2030ish?) And needless to say (?) I am therefore also thinking of setting- up and DOING what these "internationalist) paper (gone digitized) billion to quadrillionaires have DONE... and "offshoring assets," in Trust, to non- US jurisdictions. (i.e Vs. using LCCs, etc. anyone can henceforth look- up on any Secretary of State, website...)
And WHAT does this ALL have to do with John and the efficacy, and prudence of USING LOs... vs. "guaranteeing debt" on the very bank loans, the MLS, NAR and BAR assoc. attorneys, etc. PUSH??? (Everything... That was/ IS the 30,000 foot view = POINT.) The OPTION to purchase ("and/ or assign" the contract is THE CRUX of the bankster's gravy- entrained, "smear the competition," campaign! (i.e. READ: "Option, vs. OBLIGATION..." to purchase a "bum steered, lame horse. Now "do the math" on what that means for rentals, STRs, or filing a "memorandum of option" to simply create a lien, or "encumbrance..." against an immovable, asset!)
I ran OUT of time... due to, an interruption. (And the 15 min. timer...) Then ALSO consider what this MEANS if and when (read: "Domino effect!") one IS personally / entitarily "guaranteeing the debt." Because "piercing the corp./ LLC veil" (vs. business, re/ irrevocable TRUST ownership) is now commonplace, in the 21st Century! And every ("real estate" = WHY we have, lawyer's assistants = "attorneys!") attorney serves, the C of L Temple BAR!) THIS IS WHY they also want Subject To "OFF the table," right? And (like the UN subsidiary dba the "US muni corporation" since 1946 .gov = C of L approved" serf- assignable vs. corp. person created contractuals, nextly?) they removed (non- governmental) "loan assumptions," back in '89, was it?