All Forum Posts by: Giovanni Javier

Hey Gralin, I'm in your same boat. Let's stay connected and grow together. 

Although I don't have any experience with this but based on my research this structure is sometimes referred to as a "membership interest transfer" or "LLC wrap," and while it can be a creative workaround for certain legal or financing limitations, it's absolutely critical to understand how lopsided these deals can become without strong legal protection.

 
A few red flags I see in this setup:
• No deed = no real ownership. Until she owns 100% of the LLC, she essentially has no enforceable real property rights. If things go south, she’s more of a tenant or investor than a homeowner.   • Default clause wipes all equity — that’s brutal. Most legitimate seller finance or lease option deals would at least offer some sort of recapture or forfeiture terms based on remaining equity.   • No ability to liquidate, transfer, or rent = zero flexibility. Even limited partnerships usually allow some rights before full ownership.   • Manager can’t be removed? That means no matter how much equity she earns, she still can’t vote the seller out? Major control risk.     This deal is framed like a rent-to-own wrapped in a membership share agreement, but with heavy seller bias and minimal buyer protection. I’d recommend:   1. Have a real estate attorney (preferably one who understands equity sharing and LLC structures) review the contract.   2. Ask the seller if they’d consider a more balanced seller finance model or wrap mortgage. These still offer flexibility without giving up control or enforceability.   3. Make sure there’s an exit strategy. What if your mom decides to move or passes away before owning 100%? Can her heirs inherit her units?     Bottom line: creative financing isn’t bad — but this version sounds like it protects the seller at every turn while putting all the risk on your mom. If they’re not willing to revise those terms, it might be best to walk.

@Michael K Gallagher thanks Michael!! Let me know what value add I could provide to you or your community and maybe we can connect on deals in the future when I get more established. Thanks for the kind sentiment and advice!

Learning from a real conversation, not just a reel.

Today wasn’t just about real estate. It was about confronting the internal voice that says,

“Play it safe—maybe next year.”

I had an intro call with Melina Boswell’s team at New Wealth Advisors Club. And I walked away with a new perspective, a new strategy, and a renewed sense of tension between wisdom and risk.

But first, some context.

I work in infrastructure sales and energy project development. My day job involves helping public agencies—mostly school districts—upgrade their HVAC, lighting, and mechanical systems through large-scale, design-build projects. It’s a complex world that blends public finance, engineering, construction, and community impact. I work directly with bond managers, city staff, and facility directors to structure multi-million-dollar energy projects using public procurement frameworks like CA Code 4217. We manage the process end-to-end: audit, design, construction, and long-term performance.

In short: I’m comfortable navigating complex systems. I work with numbers, teams, and strategy all day. But real estate is different—because now the risk and reward are personal. My name is on the line!

What I Learned Today

During the call, I was introduced to a version of triplex house hacking that I’d never considered. It involves using a land trust to legally and creatively split a single-family home into three rentable units, depending on zoning, design, and property layout. This allows you to maximize cash flow without needing to buy a true triplex up front.

What impressed me wasn’t just the strategy—it was the full infrastructure behind it:

• Pre-qualified leads

• Construction and engineering partners

 • Real estate attorneys who specialize in creative deal structuring

 • Intimate, hands-on coaching from active investors

It felt refreshingly different from the influencer-led programs charging $20K–$30K for group access and general advice. This was more affordable, more focused, and built on real relationships and accountability. I appreciated the smaller community feel—more face time with people who are doing real deals.

The Question I’m Sitting With

I see the value. I see the path. But I’m still wrestling with this:

Do I leverage debt to step into the game with speed and structure?

Or do I fear leverage, stay lean, and grassroots this journey deal by deal?

One voice in my head says, “You know how to build systems. You understand complex financing. Use your experience and move."

The other says, “Don’t overextend. Play the long game. Avoid unnecessary risk.”

My long-term goal is clear: flip properties, maximize profits, and eventually build a rental portfolio that generates sustainable passive income and long-term growth. I want to create something that brings freedom to my family and opens the door to generosity, impact, and legacy.

But today, I’m still learning. Still asking questions. Still checking my heart and my head.

Moving Forward

Even though I haven’t done my first deal yet, I’m closer than I’ve ever been. And that’s enough for now. Because each step forward—every call, every notebook scribble, every new concept—is building something stronger in me than just profit.

It’s building clarity.
It’s building confidence.

It’s building conviction.

Day 3 down. Let’s keep going!

As always, looking for mentors, relationships, others to grow with. Let's schedule a call and get to know one another! Thanks for reading! 

 

Thank you for the advice Don!!

Quote from @Don Konipol:

Quote from @Giovanni Javier:

Hey BP family,   My name’s Giovanni — I’m based in California and just recently started my real estate journey. I’m still building the foundation: no deals yet, no LLC (yet), and learning everything I can about wholesaling, creative finance (especially SubTo), and long-term rentals.   I come from a background in sales and energy infrastructure, and my long-term vision is to build a faith-driven business that creates passive income, serves families, and frees up my time to coach, mentor, and raise a future family with impact.   Right now, I’m focused on: • Building out systems and scripts for wholesaling • Learning to comp deals and analyze different strategies (BRRRR, LTR, STR, SubTo) • Looking for accountability, mentorship, and future partnerships • Connecting with action-takers, especially in CA, AZ, or the Midwest   If you’re also starting out, let’s link up and grow together. If you’re seasoned, I’d love to hear what you wish you knew when you were starting — or how I can bring value to you.   Thanks in advance, excited to be here 🙌 – GIOJAVI Home Solutions

I’m going to be brutality honest.  Less than 1% of people who “try” wholesaling earn more than minimum wage.  Those that build a successful wholesaling business scale by spending $10,000 monthly on marketing.  Quite frankly, despite what some people with a VESTED INTEREST in selling mentorship’s say, it’s almost always a complete waste of time and money.  And the theory that you’ll learn to be an investor by wholesaling is BS; wholesaling is a SALES job, without a base or draw, and a pretty lousy one at that.

You want to learn about and possibly enter the real estate field, in some capacity?  First, learn three things thoroughly - real estate principles, real estate law, and real estate finance.  Once you become knowledgeable in these three areas, the path will become much clearer. Instead of learning through on line propaganda and YouTube showmanship, where accuracy is hit or miss at best, obtain college textbooks on the above three areas to ensure the foundation your’e  building is based on accurate, time tested information, and not some fantasy put out by people selling $40,000 “mentorship’s” and who have been uniquely UNSUCCESSFUL in their real estate careers. 

Today was a big step forward. Not because I landed a deal or made a ton of calls—but because I made real progress in figuring out where I’m heading, and more importantly, who I’m doing it with.

What I Learned Today

1. A Real Conversation That Shifted My Focus

I had a great call with a director of enrollment from Pace Morby’s team. We talked about what it would look like to join their community, but after a good back-and-forth, I realized I’m not quite ready to commit financially to a fee-based group just yet. I want to do more groundwork on my own before jumping in.
That call turned into something valuable. I asked how I could provide value, and he shared his buying criteria for SubTo deals. That led to a simple realization: this was textbook bird-dogging.
So I started researching what bird-dogging actually is—and that brought me to Jerry Norton’s content. I started seeing how this could be a perfect starting point: bring value, build relationships, and earn while learning. It’s low risk, but high exposure if I stay consistent and learn the craft.

2. Real Relationships Still Matter

Another solid moment came from someone who commented on my Day 1 post—Jeremy Holden, a realtor and investor based in Arizona. He didn’t just drop a generic comment. He reached out directly, offered help, shared his network, and gave me some great tool recommendations like Mojo Dialer and PropStream.

It’s rare to find people in this space who actually want to help with no strings attached. That conversation was a reminder that organic connections still matter. That’s the type of community I want to build and be a part of.

3. Tools are Everywhere—But Action is What Matters

Between DealMachine, PropStream, and Mojo, I’m realizing I don’t need ten different systems—I just need to choose one, learn it well, and stay consistent. Tools won’t close deals. Consistency and conversations will.
The next milestone I’m focused on is booking my first seller appointment. I know the deal will come from that. It’s not about perfection—it’s about getting in the game and learning through action.

4. SubTo vs. Wholesaling: Where I’m Starting

I’ve been deep in the creative finance world the last few weeks, and it’s fascinating. SubTo deals are powerful, no doubt. But after today, I’m seeing that wholesaling might be the right entry point for me.
It allows me to build confidence, meet investors, get into the rhythm of talking to sellers, and understand the numbers. It also forces me to learn how to source deals—which is valuable in any strategy I pursue later.
Wholesaling feels like the right foundation to build on.

Final Thoughts

No, I haven’t closed a deal yet. But today reminded me that I’m laying bricks every time I reach out, listen, learn, and offer value. That’s momentum. That’s progress. And that’s how this business is built.

If you’re a few steps ahead of me, I’d love to hear from you:
What tool helped you book your first appointment?
What lead source landed your first deal?

Thanks for reading. Let’s keep moving.

– Gio

 

Today was a big step forward. Not because I landed a deal or made a ton of calls—but because I made real progress in figuring out where I’m heading, and more importantly, who I’m doing it with.

What I Learned Today

1. A Real Conversation That Shifted My Focus

I had a great call with a director of enrollment from Pace Morby’s team. We talked about what it would look like to join their community, but after a good back-and-forth, I realized I’m not quite ready to commit financially to a fee-based group just yet. I want to do more groundwork on my own before jumping in.
That call turned into something valuable. I asked how I could provide value, and he shared his buying criteria for SubTo deals. That led to a simple realization: this was textbook bird-dogging.
So I started researching what bird-dogging actually is—and that brought me to Jerry Norton’s content. I started seeing how this could be a perfect starting point: bring value, build relationships, and earn while learning. It’s low risk, but high exposure if I stay consistent and learn the craft.

2. Real Relationships Still Matter

Another solid moment came from someone who commented on my Day 1 post—Jeremy Holden, a realtor and investor based in Arizona. He didn’t just drop a generic comment. He reached out directly, offered help, shared his network, and gave me some great tool recommendations like Mojo Dialer and PropStream.

It’s rare to find people in this space who actually want to help with no strings attached. That conversation was a reminder that organic connections still matter. That’s the type of community I want to build and be a part of.

3. Tools are Everywhere—But Action is What Matters

Between DealMachine, PropStream, and Mojo, I’m realizing I don’t need ten different systems—I just need to choose one, learn it well, and stay consistent. Tools won’t close deals. Consistency and conversations will.
The next milestone I’m focused on is booking my first seller appointment. I know the deal will come from that. It’s not about perfection—it’s about getting in the game and learning through action.

4. SubTo vs. Wholesaling: Where I’m Starting

I’ve been deep in the creative finance world the last few weeks, and it’s fascinating. SubTo deals are powerful, no doubt. But after today, I’m seeing that wholesaling might be the right entry point for me.
It allows me to build confidence, meet investors, get into the rhythm of talking to sellers, and understand the numbers. It also forces me to learn how to source deals—which is valuable in any strategy I pursue later.
Wholesaling feels like the right foundation to build on.

Final Thoughts

No, I haven’t closed a deal yet. But today reminded me that I’m laying bricks every time I reach out, listen, learn, and offer value. That’s momentum. That’s progress. And that’s how this business is built.

If you’re a few steps ahead of me, I’d love to hear from you:
What tool helped you book your first appointment?
What lead source landed your first deal?

Thanks for reading. Let’s keep moving.

– Gio

Thank you@Jeremy Holden for taking the time to reach out and offer some great advice! Thanks for taking my call and teaching me a few gold nuggets. That's what it's about, connecting with good people, sharing value, and growing together. 

@Ned Carey  hey Ned thanks for the tips! I am trying to do a grassroots start learning from ground up with limited funds. I want to get to a place where I can meet other hard money lenders and get confident in doing the deal. I will definitely be looking for networking events and groups. 

Hey BP family,   My name’s Giovanni — I’m based in California and just recently started my real estate journey. I’m still building the foundation: no deals yet, no LLC (yet), and learning everything I can about wholesaling, creative finance (especially SubTo), and long-term rentals.   I come from a background in sales and energy infrastructure, and my long-term vision is to build a faith-driven business that creates passive income, serves families, and frees up my time to coach, mentor, and raise a future family with impact.   Right now, I’m focused on: • Building out systems and scripts for wholesaling • Learning to comp deals and analyze different strategies (BRRRR, LTR, STR, SubTo) • Looking for accountability, mentorship, and future partnerships • Connecting with action-takers, especially in CA, AZ, or the Midwest   If you’re also starting out, let’s link up and grow together. If you’re seasoned, I’d love to hear what you wish you knew when you were starting — or how I can bring value to you.   Thanks in advance, excited to be here 🙌 – GIOJAVI Home Solutions