All Forum Posts by: Jeff Pasmore

Hey Josh,

First off, congrats on starting your LLC! That's a huge step. I totally understand where you're coming from. It's easy to get lost in the sea of YouTube videos and conflicting advice. It's like everyone's telling you to go left, then right, then left again.

But let’s get back to basics: money is made on the buy—meaning, the discount you get when purchasing a property. The best deals aren’t the ones where you find a gem, but the ones where you can negotiate down to a price that works for you, factoring in the repairs, the market conditions, and your goals. That’s how you make your money, on the front end, not hoping the market will save you.( you can do things to add value )

Now, how are you vetting the deals you're looking at? Are you relying on online listings, or are you tapping into other resources? If you haven’t yet, I recommend checking out Discord channels for real estate investors or Facebook groups. There are plenty of groups where investors share deals and offer advice. Also, are you reaching out to agents who specialize in working with investors? Be upfront about being new—agents will appreciate your honesty and can help you navigate the process. Over time, you’ll build a relationship where they’re bringing you off-market deals before anyone else.

Another strategy is looking at properties behind on taxes—these are often overlooked and can be a great opportunity. Don’t forget about the county docket, where you can find properties being auctioned off due to unpaid taxes. Networking with experienced investors is another key you’ll learn a lot by just showing up and asking the right questions.

It’s easy to get frustrated, but remember that the key is consistency and building relationships with the right people. Keep pushing, keep learning, and you’ll get that first property sooner than you think.

Let me know what your current strategy is and how I can help!

Let me know this helps.... Stay in touch - love to hear about your 1st deal

Andres,

I get it. You're sitting on a property in Old Brooklyn, Cleveland, with a roof that’s been patched together a few too many times and a chimney that’s recently fallen over. The repairs are piling up, but you're also eyeing that $40 million development project nearby. So, what's the right move here?

Let’s cut through the noise, and get to the core of the situation—the money. Repairs cost money, but the appreciation potential in the area could far outweigh these short-term expenses. Here’s how we break it down:

The Current Fix: Contractors You Can Trust

First, let’s get the roof and chimney sorted. I’ve tracked down a couple of solid contractors in Cleveland who are known for their work in roofing and chimney repair. They’ll help you get accurate, competitive quotes:

Ideal Roofing Inc.

Services: Roofing, gutters, chimney repair

Location: 1250 Old Rockside Rd, Cleveland, OH 44134

Contact: (440) 429-2820

Marshall Wright Construction and Roofing

Services: General contracting, roofing, construction services

Location: 8610 Madison Ave Ste 10, Cleveland, OH 44102

Contact: (216) 970-3673

The Big Picture: Property Value & Appreciation

The repairs are one thing, but what’s this property really worth in the long run? Here’s the data:

The median listing home price in Old Brooklyn is up 8.3% year-over-year, now at around $172,800 (January 2025).

The average home value is about $147,854, showing a solid 6.2% rise in the past year.

In other words, your property's value is on the rise, and with that $40 million project looming, your property’s potential appreciation could shoot up even higher.

Your Path Forward: The Decision-Making Process

Now, here's where you make the call. You need to ask yourself two questions:

Do you believe in the long-term potential of this property?

Are you willing to put in the money now for a return later and at what cost?

I hope this helps! I actually know a few folks in Ohio who might be interested in giving you a cash offer if you're open to that. Just keep in mind, it won't be at the appraisal value—it’ll be based on cash value minus the cost of repairs. Let me know if you'd like an introduction!

Great question, Carlos! Here’s the real truth about real estate struggles—most people aren’t making enough calls, sending enough messages, or truly engaging with people.

 My biggest obstacle? I don’t pay for leads. Everything I do is organic—calls, emails, and texts. No shortcuts. With all the tech tools available, people still need people to solve real problems.

Here’s a reality check: How many cold calls do you make per day—no BS? And out of those, how many actually convert? The math doesn’t lie.

I recently came across a fascinating study that tracked 1,000 cold calls using 10 different opening lines—the difference between 8 out of 10 listening versus just 3 or 4 out of 10 is all in the approach. DM me if you want the link.

 Wins? Closed 6 homes in the past 2 months—including my first celebrity deal in December. Funny thing? I didn’t even know I was working with a high-profile client at first. I treated his father like every other client—answered every question, gave honest insights, and let the process play out. Months later, he revealed his son was a Tampa Bay Buccaneer.

 We closed on acreage, and now I’m helping them navigate their custom build. The best part? He heard my daughter plays flag football, so he made a short, funny video for her while she was in class. Authenticity wins every time.

 Moral of the story? Numbers and relationships drive this business. You don’t need to chase leads—you need to be the person people trust.

Hope this helps , Let me know

Krystal,

Step 1: Frame Control – Who Holds the Power?

Your Position: You are the buyer, and you control where you invest your time and money. A $1,000/month fee must prove ROI upfront.

Their Position: They are selling access to old leads (potentially recycled) and a buyers list (which you can get for free or through networking).

Frame to Maintain Control:Oren Klaff "Pitch Anything Book" Great Read!

"I don’t chase deals; deals come to me when the value is clear. What makes your system worth $1,000 per month when I can source better leads for free or through networking?"

Step 2: The Power of Contrast – What’s the Alternative?
Instead of paying $1,000/month for old leads and buyers lists, you can:
Join Discord & Facebook Groups – Tons of active wholesalers want to JV real-time deals.
Network Directly with Cash Buyers – 10-30 serious buyers exist in almost every city.
Skip Paying for Leads – Old leads have already been worked multiple times. Fresh leads come from direct outreach.
Cold Call & Text Sellers Yourself – Build relationships that other wholesalers can’t or won't.

 Oren Klaff Power Move: Frame this offer as "a hamster wheel of overpriced leads" and compare it to your own scalable, free method.

"Smart investors don't throw money at old leads that have been resold 2-3x. We build direct relationships and work fresh opportunities. Show me the ROI in 30 days, or I'll pass."

Step 3: Flip the Script – Put Them on the Defensive
Ask hard-hitting questions to make them justify the value:

“How many people have already worked these leads?”
“Can I verify the buyers list before committing?”
“What’s the success rate of members in your program?”
 If they hesitate, they’re hiding something.

My son and I sold in 20 states for most of last year while also selling full-time in the Tampa Bay area. Business is all about relationships—and the phone is one of the most powerful tools when used the right way. Combine that with the power of the internet and strong networking, and watch your business grow beyond what you thought was possible! 

Let me know if this was at all a help. Getting the homes is fairly easy - its the discount onthe front end and the disposition on the back end.

here is a past link to answer your Quation?

https://www.biggerpockets.com/forums/432/topics/454030-boise...

Hope This Helps...

Option 1: Lower Down, Higher Rate (10-15 Year Term)

For the Seller: Steady cash flow, better return than banks/CDs, avoids capital gains hit all at once.

For You (Buyer): Lower upfront cash, keeps more liquidity for operations, long-term financing stability.

Offer Price: $2.2M (Full Asking Price)

Down Payment: $220,000 (10%)

Loan Amount: $1,980,000

Interest Rate: 8% Fixed

Amortization: 25 Years

Term: 10-15 Years (Negotiable)

Monthly Payment: ~$14,846 (P&I on 25-year am.)

Why It Works for the Seller:

They get a consistent $14,846/month income instead of a lump sum that could trigger taxes.

8% return is way better than typical bank investments.

Avoids broker fees (~$100K savings).

No property management headaches—just collects checks. Or Option 2

Option 2: Aggressive Buyer Terms – 5 or 7-Year ARM, 25-Year Amortization
For the Seller: Larger down payment, shorter commitment, good passive return.

For You (Buyer): Lower interest rate, better cash flow, flexibility to refi or sell later.

Offer Price: $2M ($200K Discount)
Down Payment: $400,000 (20%)
Loan Amount: $1,600,000
Interest Rate: 6% Fixed for 5-7 Years (Adjusts After)
Amortization: 25 Years
Term: 5-7 Year ARM (Balloon at End)
Monthly Payment: ~$10,318 (P&I on 25-year am.)
Why It Works for the Seller:

They still get consistent passive income ($10,318/month).
They sell faster while locking in cash flow for 5-7 years.
If rates rise later, they can renegotiate or cash out.
Bigger down payment shows commitment and security.

I hope this helps

He wrote a code using google sheets and then he goes to extensions and App Script. Hope that helps

Michele, 

I have been selling homes for awhile - I get trying to  sell your single-family rental in Grandview, Missouri, and you mentioned you wanted to vet top dollar for it. Here’s where you need to focus: framing the sale properly and positioning it as a high-value opportunity for the right buyer. Think of it as not just selling a house, but selling potential.

First, let’s talk marketing—you need to get the right people looking at this property. Highlight the unique features of the home and its potential for value add. You don’t want to just list it as a “house for sale”; you want to position it as an opportunity for savvy buyers. Maybe it’s perfect for a family looking to move in, or maybe it’s an ideal rental property for investors. Frame it as a turnkey investment. A lot of buyers will want to see that they’re walking into an income-producing asset, not just another house.

On pricing, start with comparative market analysis to ensure you're not overpricing it, but also don’t undercut yourself. If you’ve done some repairs or upgrades, emphasize those in the listing. But here’s where the negotiation strategy comes in:

• Don’t take the first offer. You’ve got to maintain control. If you get lowball offers, don’t immediately agree to anything. Set a price you’re comfortable with, but be willing to negotiate if the buyer is serious.
• Create urgency by positioning the house as in-demand. If possible, try using a strategy like "best offer by [date]". This sets a mental deadline for the buyers and can create urgency—this pushes serious buyers to the table and weeds out tire-kickers.

When negotiating, focus on the frame you want to set—position yourself as the expert, the person in control. This could mean pointing out why your property is superior in its market, or how it’s positioned to appreciate or generate income. Confidence in the negotiations is everything. Always stay calm and keep the conversation focused on the value the buyer is getting.

Also, consider leveraging professional staging if the house is empty or just doesn’t show well. Buyers need to be able to imagine themselves in the space and well-done staging helps them do that.

Lastly, use agent networks and social media to spread the word. Listing on MLS is a must, but also use Instagram and Facebook to show off the property in a fresh, engaging way. And don't forget the power of virtual tours this can help make it easy for out-of-town buyers to get a feel for the property without having to travel.

The bottom line is, you want to sell the dream of owning that property—not just the reality of the house. Paint a picture of what it can become, whether it’s the perfect family home or the next great investment. And make sure you’re framing yourself as the one in charge of the transaction.

I Hope this helps you ! Best Luck in selling your home !

Anya,I love that you’re exploring new markets for investing, but I’ve got a little advice for you. When you’re just starting out, it’s easy to get excited about diving into out-of-state properties, but trust me, staying closer to home has some big advantages. Not only do you know the area better, but you’ve got easy access to the property for inspections, dealing with tenants, and handling any repairs or upgrades that come up.

I know you’re looking into Indianapolis, Chattanooga, and Raleigh—all solid places with potential—but let me throw some local options your way. 
Are you looking because of cost of entry as well as cash flow ?

Since you’re near San Clemente, there are some great spots nearby that could offer strong returns. Here are a few:

• San Juan Capistrano: This place is really starting to grow. You’ve got historic homes mixed with newer developments, and it's got great commuter access. It’s a good balance of appreciation and cash flow potential.
• Laguna Niguel: Just up the road, Laguna Niguel is a solid area for families and has some nice appreciation potential. It’s an established neighborhood with strong demand for both single-family homes and condos.
• Dana Point: Can’t beat being near the beach. It’s popular with homeowners and renters, and there’s a mix of single-family and multi-family investment opportunities there.
• Aliso Viejo: A little more inland, but it’s growing fast, close to job centers, and more affordable than other coastal areas—could definitely see strong growth.
• Laguna Hills: You’ve got a mix of properties here, and it’s well-connected to Irvine and Mission Viejo, so it’s great for long-term appreciation.
• Irvine: I know it’s a bit farther, but Irvine is one of the best for long-term growth—demand is high because of the economy and top schools.
• 
  Now it’s much more costly to purchase in CA , I get it !!
  

Being local gives you an advantage you can check on properties more often, connect with agents directly, and just have a better feel for the neighborhood. Plus, making decisions becomes way easier when you actually know the area.

I get the appeal of out-of-state properties, and those cities you’re looking at definitely have potential, but out-of-state investing comes with its own set of challenges. I’d say do a little more due diligence before jumping in check out local property management, tenant laws, and the economic drivers in those areas.

I hope this helps . Best of Luck … 

What do you think? Would you consider starting closer to home, or do you feel ready to dive into something farther out?

Dennis,

Yeah, we’ve been deep in the skip tracing game for a while. My son and I used to do tax deed and mortgage foreclosure recovery, and we were running through over 1,000 traces a month. We tested a bunch of paid services and, honestly, found that some of the free ones like TruePeopleSearch and FastPeopleSearch were just as good for most cases.

Now, I’m not saying you can’t find a better paid option, but you have to ask yourself what you’re really paying for. If you need volume and speed, automation is key. My son Jack actually just wrote a Google Sheets script two days ago that skip traces 997 people in under 4 minutes. If you're doing high-volume targeting in a specific area, something custom like that could be a game-changer.

But if you want an off-the-shelf paid service, it depends on what you're prioritizing batch processing, accuracy, or deep data pulls. What’s your main use case?