In this episode, Jay and I tackle the question we keep hearing: “Are there even any good deals out there anymore?” The answer is a resounding yes—and we’re proof. We’ve picked up 27 rental properties this year alone, and in this episode, we break down exactly how we’re doing it.

From Facebook groups to referrals to bandit signs and beyond, we share the free and low-cost strategies that are filling our pipeline. You’ll hear the story behind our latest deal (including the exact script we used to win it), plus tips for getting deals without relying on a big marketing budget.

Episode Timeline:

[0:00] - Intro: 27 rentals acquired in 8 months—are deals really gone?

[1:20] - The challenge we set and how we exceeded it

[2:25] - Top 3 lead sources we’re using in today’s market

[3:28] - Posting in Facebook groups: what works and why

[4:15] - The power of your personal network and daily outreach

[5:11] - Why documenting your projects brings deals to you

[5:47] - Referrals, yard sales, and how we got our latest deal

[6:33] - Pro tip: run comps before you visit the property

[7:30] - Our offer formula and how we lock in rehab numbers fast

[9:15] - Beating the competition with clean, simple offers

[10:24] - Adding “attorney review” to your contract—why it works

[11:16] - How we use large $500–$1,000 referral bonuses for more visibility

[12:22] - Marketing with reusable “big checks” and Facebook shoutouts

[12:50] - Working with (select) wholesalers and applying the 80/20 rule

[13:54] - Organic marketing vs. high-cost campaigns: what’s worth it

[14:33] - Bandit signs and how we track results with unique numbers

[16:00] - CRMs, lead tracking, and why every number matters

[17:32] - Local newspapers, title companies, and other overlooked lead sources

[18:43] - Free monthly lists from your title company: how to get them

[20:08] - Yellow letters, postcards, and probate outreach ideas

[21:22] - Text and voice blasts for bulk marketing

[21:43] - How to contact us and join our network

5 Key Takeaways:

1. Deals are everywhere—if you’re willing to be visible and consistent.

2. Facebook groups are still one of the best free tools for deal flow.

3. Offer fast, keep it simple, and remove friction for sellers.

4. Track your marketing so you know what’s working (and what’s not).

5. You don’t need a big budget—just a bold strategy and smart execution.

If this episode sparked new ideas or gave you confidence to go find your next deal, help us out by rating, reviewing, and sharing The Real Estate Ride. Let’s keep growing together—one smart deal at a time.