Become a Successful Real Estate Investor

I’m here to educate my colleagues on how to build a successful real estate investing business to achieve financial freedom.

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Featured On: The Lifetime Cash Flow Through Real Estate Investing Podcast

I recently joined Rod Khleif's podcast to discuss the four best methods to generate leads.

Here’s some of what you will learn:

· The quickest and easiest way to get started.
· Leaping from wholesale into multi-family investing – the benefits and the regrets.
· The best ways to compound your portfolio with little (or no) money.
· The best ways to buy properties at a discount.
· Four methods to generate leads.
· How to generate leads using Facebook.
· How to generate leads using Google.
· How to generate leads using cold calling.
· How to generate leads using mailings.
· Demographics – what property owners are most likely to sell to an investor?
· Best messaging to put in front of potential sellers.
· The benefits and drawbacks of Facebook ads.
· The benefits and drawbacks of Google pay-per-click advertising.
· The No. 1 key to direct mail.
· How often should you direct mail?
· The importance of making your marketing methods work together.
· The importance of people and systems.
· Using Facebook retargeting.
· The most important part of being a successful entrepreneur.
· The important members on your real estate investment team and what they do.
· What to do on day one as a real estate investor.
· The two elements necessary to generate leads.
· A great marketing message sellers respond to.
· The benefits and drawbacks of investing as a licensed real estate broker.
· Netting $155,000 on your first deal.
· The best beginning advice.
· Love your family and friends and choose your peer group wisely.

Featured On: The CREPN podcast

Marketing is a key to any successful investment strategy. I recently joined the Commercial Real Estate Pro Network podcast to talk about why it’s so important. I went through my marketing plan step by step, including the different methods in which I reach people. We had a great discussion, and you can listen to the entire thing now. You can hear the full interview here.

The 7 Tools to Take Your Real Estate Business to the Next Level

I want to offer you an opportunity. An opportunity to take your real estate investing business to the next level.

Visit Us For a Behind The Scenes Mastermind

Today I’ve got something that I’m very excited to share with you and any other real estate investor out there. These are the seven tools that I use in my real estate business that I’ve seen great success with over the years:
  1. Follow Up Boss
  2. Twilio
  3. Mojo Dialer
  4. Investor Carrot
  5. Google Sheets
  6. Cole Realty Resource
  7. Find Motivated Sellers Know
Here’s a brief description of how I use each tool along with timestamps so you can learn about the tool you’re most interested in first:

0:30- What a CRM like Follow Up Boss does for you and your business.

1:35- How Twilio helps us track our leads consistently and accurately.

2:50- How a three-line dialer like Mojo will help you reach many more leads each day than hand-dialing would and turns old leads into gold.

4:30- Why any successful real estate investor should use a website provider like Investor Carrot instead of developing their own site.

6:15- Google sheets serves the same purpose as Microsoft Excel, but you can access your files from anywhere for free and easily share them with other people.

7:30- Cole Realty Resource can help you find the properties that are most likely to sell to an investor and pull cell phone numbers of those homeowners. Pulling these cell phone numbers will allow you to double your output compared to calling home phones.

9:00- An awesome tool like Find Motivated Sellers Now will help you create a dynamic database and filter properties in your target market based on the homeowner's equity, how long they have owned the home, and where the home is. 
I want to offer you an opportunity. An opportunity to take your real estate investing business to the next level.
I’ve used every single one of these tools in my business and I’ve seen great success with them. So much success, in fact, that I’m looking to expand into other markets outside of Boston this year.

What I’m offering isn’t a coaching program, it’s an opportunity. I want to help you dominate your local market by joining with me into a true partnership agreement where we only make money if you do. 

To learn more, head on over to my site, Once you enter your email address, I’ll immediately send you a video with the exact steps necessary to have success in this partnership and what I’m looking for in a partner. 

Even if you aren’t interested in partnering with me, entering your email address on my site will give you free, lifetime access to all of my in-person fix and flip training events. You’ll also get free access to my private Facebook group, “Questions for Tom”, where I’ll answer any question you may have within 24 hours.

These benefits are only available to you if you take action now. Head on over to and if you have any questions for me in the meantime, don’t hesitate to reach out. I look forward to hearing from you soon.

The Secret to Striking Great Deals as an Investor

The first time I got a seller to accept a super low offer, I was in disbelief. Today, I’m going to tell you how you can replicate my team’s success and strike great deals as an investor.

Today, I’d like to share the most important thing there is to know when it comes to real estate investing, which is how to get a super low offer accepted.

I know what you’re thinking: The market is too hot right now, sellers want too much for their properties, and too many investors are competing over too few deals. Nevertheless, I’m going to tell you exactly how my team and I get over 100 investment deals accepted every single year, using super low offers.

I remember the very first deal I got under contract with a super low offer. It was nearly 10 years ago, but I still vividly remember the feeling of disbelief I had after having that offer accepted. It wasn’t until I actually closed on that deal that it was ever going to happen.

I made $115,000 on a wholesale deal thanks to a super low offer. It was a great feeling to get such an amazing deal. Actually, this deal is what launched my real estate investing career.

At the end of the day, getting super low offers accepted doesn’t take the skills of a master negotiator. My team doesn’t get great deals by being master negotiators; we get offers accepted based on statistics and having great volume.

Moving forward, something you must know is that 10% of the population is going to want to sell to an investor. No matter what you do when you’re face to face with a seller, only 10% of sellers will want to sell to an investor.

So when you’re dealing with sellers, make sure they understand the benefits and drawbacks of selling to an investor. When my team and I go on a face-to-face appointment, we go over all of this. For those of you who don’t know, we buy in cash with no mortgage contingency, no formal inspection, and we close on the seller’s time frame.

One of the misconceptions about buying properties at a discount is that sellers will want to sell in seven, 10, or 14 days. Actually, the process can turn into somewhat of a waiting game. I’ve personally waited on a seller who had an 18-month time frame. But it was because of my team’s patience that we won the deal.

Being willing to work with a seller’s time frame will be massively important to your success as an investor.

Even so, it’s still true that only 10% of sellers will want to make a deal with an investor. With that being said, you’re probably wondering how my team and I manage to do 100 deals a year. The secret to how we get 100 deals a year is that we get in front of 1,000 sellers a year.

The secret to how we get 100 deals a year is that we get in front of 1,000 sellers a year.

At the end of the day, this is a lead generation game. In order to set up 1,000 face-to-face appointments per year, we have systems in place to help us book a minimum of 20 face-to-face appointments per week.

Don’t push the seller to make a deal with you. Instead, do what is in their best interest. Give them all of the options and make sure they make the decision that’s right for them. 10% of the time, their best option will be to accept a discounted offer from you.

And, because my team and I are partnering with investors across the country, the systems we use are available to you regardless of the market you’re in. We’re taking our lead generation systems and putting them in other geographic markets across the United States.

So, if you want to get face to face with sellers and dominate your local market, go to Then, input your email to receive a video on the exact steps you’ll need to take in order to partner with me in your market.

Even if you decide not to form a partnership with me, you’ll gain access to my private Facebook group “Questions for Tom.” Within that group, you can send me questions and receive an answer within just 24 hours.

When you enter your email, you’ll also get free tickets to my bi-monthly fix-and-flip events.

If you have any other questions or would like more information, feel free to give me a call or send me an email. I look forward to hearing from you soon.

5 Real Estate Investing "Don'ts" to Avoid at All Costs

Today, let’s take a look at some real estate investing “do’s” and “don’ts.” Knowing what to avoid and what to do instead can really boost your success.

Today, I want to let you in on the things you shouldn’t be doing when it comes to marketing in real estate, as well as explain what you should do instead. These tips have been compiled over countless hours and millions of dollars spent on motivated seller marketing.

1. Don’t market only when you need a deal.  This is the biggest mistake I see newer real estate investors make. I call it the “real estate investing hangover.” New investors run around, market, find a great deal, then stop marketing. These investors spend all of their time on the fix and flip or on trying to wholesale the property. Then, all of a sudden, they wake up one day with no deals.

This is the real estate hangover I’m talking about. You get paid for the deal you just closed only to realize you don’t have any other deals in the works. In order to get face to face with motivated sellers, you must be constantly marketing. Don’t just market when you need a deal; you need to market all the time.

2. Don’t market to the same list as everyone else. Lists of absentee owners, notices of default, and people behind on their mortgage are the same lists that everyone else will be pursuing. In fact, so many people market to these lists that your odds of getting a deal from them are very low. The name of the game in real estate investing is to have as little competition as possible on a home sale.

Instead of buying a motivated seller list, you should build a database of the homes in your market that you want to buy. To do this, you’ll first need to create a property avatar—a list of all characteristics of a home. In other words, make a list of the property characteristics that you like.

Then, add the avatar of the particular seller. Ask yourself, what kind of sellers tend to sell to you? For me, the people who sell to me generally have equity and have lived in their home a long time. When you make a list of the kinds of properties you like and a list of the kinds of sellers who are likely to make a deal with you, and then combine those lists, you are setting yourself up for success.

Don’t just market when you need a deal; you need to market all the time.
3. Don’t buy a super expensive website. This is one thing I see newer investors doing all the time. As someone who has made this mistake myself, I can tell you that the thousands you’re spending aren’t worth it. You may end up with a gorgeous website, but this shouldn’t be the goal of your online presence. Your website needs to convert leads. Of course there’s nothing wrong with having a website that looks nice, but it isn’t entirely necessary. The main focus should be capturing contact information from people who visit it.

Personally, I use Investor Carrot. Investor Carrot is a website company that creates sites specifically for real estate investors. Investor Carrot sites are designed to convert. Also, using Investor Carrot is actually less expensive than hiring a website developer.

4.  Don’t spend your marketing dollars on mass media campaigns. When you advertise on television, radio, and billboards, you’re paying to reach people who have homes you don’t even want to buy. Instead of mass media advertising, focus your money and energy on targeted advertising. Utilize mailers, cold calling, and internet ads to generate leads.

5. Don’t drive for dollars. If you aren’t familiar with the concept, driving for dollars is when you drive through neighborhoods you'd like to buy in to find beat-up properties. Doing this is a huge waste of time. There is no correlation between a beat-up property and a seller who wants to sell at a discount. When you target beat-up homes, you’re cutting out your very best deals. In this market, your best deals are actually sellers who are willing to sell at a discount and whose properties are actually in decent shape.

Motivated sellers sell based on a specific life situation, not because their home isn’t in good shape. So, don’t drive for dollars. Instead, spend hours actually prospecting to the people in your database.

All of the mistakes I’ve shared today are things that have cost me money in the past. Aside from simply sharing this list, there is another way I’d like to help you make better investment choices. My team and I are partnering with investors in markets across the United States. We only make money when you make money. With that being said, if you would like to learn more about my marketing systems, visit and enter your email. After you’ve provided your email, you will be prompted to watch a webinar that will go over key marketing strategies.

Even if you aren’t interested in working with me, I still highly recommend visiting this website. Doing so will give you access to two major benefits. First, you’ll gain access to my private Facebook group called “Questions for Tom.” There, you can ask me questions anytime, and I will personally answer them within 24 hours.

The second benefit you gain from entering your email to this website is that you will get free tickets to all of my in-person training events.

If you have any other questions or would like more information, feel free to give me a call or send me an email. I look forward to hearing from you soon.