Prospector & referral engine • I connect real estate investors to top agents nationally • I help agents build a business they want. Brokered by EXP Realty, LLC.
Joined September 2025
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A traditional real estate agent asked me what I do.
I normally say I'm a stay at home dad that prospects & sends out referrals.
Got to thinkin' about it & that info is correct but it doesn't really help a traditional agent in their business, unless they're perceptive enough to say, "Well if you want to send some referrals my way..."
So inspiration struck and I think this is going to be my new response:
What do I do? I'm the guy you call when you need to get out of a jam.
I'm the guy you call when you have a seller who wants an elevated price & you need a buyer who can find a way to overpay.
I'm the guy you call when you have a buyer who has a taste for $3M properties but has a $2M budget & you need a seller who would sell at a discount.
I'm the guy you call when you're negotiating a deal, the parties are close but they can't agree on price & you need a way to fill the gap.
I'm the guy you call when your seller tells you they need an offer this week or they're canceling the listing, so you need to get an offer fast.
I'm the guy you call when your buyer won't qualify for a traditional mortgage & you somehow need to get them into a house in a way that makes sense.
I'm the guy you call when your seller has minimal equity, no cash flow & you somehow need to get them out from under the property in a way that makes sense.
I'm the guy you call when your seller has a house retail buyers won't touch & you need a buyer who is looking for a house just like that.
I'm the guy you call when you have a client to refer or even a deal you personally want to buy or sell in a new market & you need a top agent there to run the deal.
I'm the guy you call when your seller needs to close urgently, there's no time for a traditional listing & you need a buyer who can do a deal at lighting speed.
I'm the guy you call when your seller has a ton of equity, wants to sell but if they do they could be looking at a tax bill that makes their eyes water & you need a professional to show them ways to structure the deal properly so that if their eyes do water it's from tears of joy.
I'm the guy you call when your seller is open-minded, motivated and collaborative but their commercial deal is covered in hair and you need a counterparty with a good set of scissors to help everyone see straight.
I'm the guy you call when you're new in the business, super motivated to crush it but find yourself constantly in search of a path to success and you need an environment where you can get traction, clarity and a game plan to start booking some wins.
I'm the guy you call when you've been in the business a while, are racking up closings but feel like you're the only one in your office actively pursuing greatness and you've discovered you crave an environment where you're surrounded by agents just as fired up as you who set greatness as the standard, pursue it daily and joyfully help each other achieve their maximum potential.
I'm the guy you call when you're an elite producer, business running at full blast but ultimately feel like your business is running you and you've discovered you crave an environment where you can take back control of your time to be the parent/spouse/friend you know you can be, pursue passions that you've been itching to indulge and maybe even see a path to retire or at least go on a vacation without being glued to your phone the whole time.
Now, if we could we solve these problems 100% of the time...I'd already be living on a private island watching dolphins splash in the ocean as I enjoyed the sunrise each morning. I don't.
But we can solve them often enough where I like your chances to pick up a closing here and there that you'd have pretty long odds of gettin' otherwise...and maybe even find yourself building a business that gets you closer to the one that makes you genuinely happy.
Goal: Have them say, "Bro, I'm putting you in my phone right now as Real Estate 911, this is crazy!"
That's mission accomplished.
A ton of listings expire ever year on January 1.
A bunch of agents are 2.5 months away from seeing the paycheck they imagined getting...evaporating.
About to be a lot of motivated agents out there who need offers.
Getting a bit faster matching deal structures to situations.
Had agents reach out about four of their listings over the weekend & had a structure in mind for each of 'em within a day.
Now gotta match 'em with buyers, some of whom will think of a better structure in 10 secs 😂.
What's your move when a property is inherited by a bunch of heirs who don't agree with each other on much of anything?
Here's the @CreateNotesOnRE play👇
Get as many of them to agree to a price as you can. They can all be different prices as long as the prices are good. Have them sign a deed to you for their portion with a note back for that price to each person to be paid when the property is 100% in your possession.
As you gain percentages of ownership your negotiating power with the people that are left increases. However you have nothing out of pocket until the end.
Interesting play from a door knocker.
Everytime he sees a boat or jet ski on the property, he asks if they'd be up for selling it.
Says a lot of times they may not want to sell the house but would be happy to unload the boat for cheap...it's just sitting in the driveway & they want it gone.
He'll make 'em an offer, haul it off & resell it.
Said about 1 in 3 boats & jet skis he sees are for sale, they just don't have a for sale sign. Gotta ask.
What's your move when a seller tells you they're planning to go under contract with another wholesaler at a price that makes you think they have almost no chance to close?
Check this play out 👇
What's the one choice you would make to give yourself a chance to achieve this goal?
Post of the day⬇️
The amount of pre-existing debt on the property impacts if a walking debt play is feasible, example:
Seller wants $4M
Property has $2.7M debt
Highest traditional buyer is at $3M
Walking debt play doesn't work:
Luke Debtwalker buys at $4M on terms, simultaneously sells to traditional buyer at $3M.
After clearing the $2.7M in existing debt, there's only $300k left from the traditional buyer's $3M...and closing costs and brokerage fees still need to get covered.
Maybe Luke walks out of closing with something like $50k and then would have to pay the seller $3.75M ($4M - $250k that went to closing costs & brokerage fees) in installments over time.
Say seller agrees to receive their proceeds in equal monthly payments over 30 years.
If Luke gets $50k today & then pays the seller $3.75M in equal monthly installments over 360 months, what's his implied interest rate?
It's astronomical! Like hundreds of percent per year. The walking debt play doesn't work.
Now consider the same scenario but the property has no debt:
Seller wants $4M
Property has no debt
Highest traditional buyer is at $3M
Luke Debtwalker's offerin' $4M on terms today.
He can pocket $3M at closing (minus closing costs & brokerage fees) and then pay the seller their price in installments over a long period.
Seller wants some cash at close?
Cool, there's room for that in this particular scenario.
Say seller takes $1M at close and there's another $250k in brokerage fees and closing costs.
That leaves $1.75M left from the end buyer's $3M.
Luke owes the seller $2.75M (that's $4M - $1M cash to seller at close - $250k brokerage fees & closing costs).
So if Luke gets $1.75M at close and then pays the seller $2.75M in equal monthly installments over the next 360 months... what's his implied interest rate now?
Can you walk into a bank these days and borrow money at that interest rate?
Do you know anyone who can?
Well, Luke Debtwalker can essentially borrow at that rate by doing deals like this.
Ricky Carruth dropped this stat in my inbox this afternoon:
Real estate agents nationally are on track to earn $100 billion+ this year.
Guess what portion of that is earned by the top 5%.
If you call sellers, circle Nov. 19 on your calendar.
More sellers gonna take the day off.
More of your competition gonna take the day off too.
"You playing GTA VI? Want (offer price) cash to go with it?" 😂
Post of the day ⬇️
Just discovered I can tell 29,695 agents across the U.S. at our brokerage to send me their stale, overpriced listings from sellers who just care about getting their price & ain't in a hurry to get paid.
Been looking for a way to do seller finance lead gen at scale...
Interesting thesis from Leo Pareja:
The real estate collapse people have been waiting for has already been happening the past few years.
It just hit transaction count instead of prices.
Imagine you can buy a house
For $200k under retail value
But seller can rent it back for 10 years at a locked-in monthly rate that's a thousand bucks below current market rent.
You in?
This year, I've gone from wanting to build our group into a truly massive organization
To instead wanting to find a handful agents who are coachable and are committed to doing the work to become elite.
That'll create one rock solid foundation to build on.
Post of the day⬇️
Sales leadership has taught me so much.
Early on, I tried to impose my will.
But I quickly learned to that not everyone wants to win for themselves as badly as you want them to win.
It doesn’t matter if I don’t believe in you.
I can’t make you see what you can’t see.
All I can do is provide resources and do my best to provide support.
But at the end of the day, those that are worth me investing in, are the people who do what 99% of others aren’t willing to do.
Find that 1%.
Lean into them with everything you’ve got.
Your life will change.