In this episode, we break down the 7 critical factors we evaluate before buying a flip—regardless of the market, neighborhood, or exit strategy. This is the exact checklist we use before making any flip offer, and it’s packed with lessons we’ve learned from doing this for over two decades.

If you’re trying to avoid costly mistakes, surprise delays, or deals that turn into dead weight, this one’s a must-listen. We share stories from past flips that didn’t go as planned, and exactly how to budget, inspect, and plan better on your next project.

Episode Timeline:

[0:00] – What this episode is about: the 7 things we check before every flip

[0:25] – Why you don’t want to flip next to a hoarder house

[1:13] – How one neighbor’s mess cost us two years of rent delays

[2:16] – Neighborhood red flags: crime, sex offenders, and neglected yards

[3:50] – How to budget for fences, landscaping, and visual barriers

[4:20] – Rental-heavy neighborhoods: flip them or skip them?

[5:08] – Rehab timelines: why speed and neighborhood trends matter

[6:00] – What delays gas, power, or inspections—and how to avoid it

[6:52] – Holding costs, contractor availability, and supply chain issues

[7:48] – Why you need a 15% cushion for unknowns

[8:04] – Coordinating trades and managing a reliable project schedule

[9:25] – Are you acting as the GC—or paying someone who is?

[10:17] – How to add value through layout changes and creative renovations

[11:39] – Turning formal dining rooms into master suites

[12:00] – Creative additions: patios, garages, and mini-splits

[12:36] – Checking the comps: how many, how recent, how similar?

[13:37] – What finishes and photos tell you about the local market

[14:30] – Days on market, pricing trends, and market timing

[15:00] – Your action step: pull a property and evaluate it today

5 Key Takeaways:

1. Always walk the neighborhood—don’t just look at the house.

2. Rehabs take longer (and cost more) than your contractor promises.

3. Plan for surprises—behind every wall could be termites or worse.

4. Don’t assume you can flip anywhere—comps and neighbors matter.

5. A 15% contingency and strong scheduling will save your profit.

Links & Resources:

• Tools mentioned: Zillow, Rentometer, MLS, Realtor.com

• More on our process: JayAndAnnieAdkins.com

If you found this episode helpful, share it with a friend, rate it, and leave a quick review. Every flip starts with a smart buy—use this checklist before you commit.

In this episode, we sit down for a strategy session about the bigger picture: where we’re going, why we’re focusing on Ohio, and how we plan to grow intentionally in 2025. We lay out our full business model—including flipping, long-term rentals, short-term rentals, and how we’re layering in our construction team, admin support, and boots-on-the-ground leadership.

If you’ve ever wanted to hear the inner workings of a real estate business as it scales—this is your inside look. From how we structure deals to how we delegate tasks, this is the blueprint we’re building right now. Transparent, strategic, and full of hard-earned lessons.

Episode Timeline:

[0:00] – What the “Masterplan of Ohio” really means to us

[0:57] – Reinvesting into infrastructure: construction, admin, systems

[1:38] – Our current business model: flips, STRs, LTRs, and project management

[2:11] – Using our own crews and how that changes our margins

[2:55] – Why 2025 is about intentional, controlled growth

[3:48] – Assigning leads and ownership across departments

[4:36] – Systems we’re using to manage more deals without more chaos

[5:23] – Building a pipeline of consistent leads through organic methods

[6:13] – Strategic use of project managers on-site

[7:02] – Why we’re focused on stabilizing internal operations before expanding

[8:08] – How new team members are stepping into leadership roles

[9:01] – Delegating with purpose: why we’re no longer doing it all ourselves

[9:56] – Final thoughts on scale, clarity, and planning forward

5 Key Takeaways:

1. Scaling starts with systems. If you can’t delegate it, you can’t grow it.

2. Organic marketing still works—especially when it’s consistent.

3. You don’t need more deals, you need better infrastructure.

4. Focus on one market, one vision, and build outward with clarity.

5. Put the right people in the right roles—and then get out of their way.

If you got value from this episode, take 30 seconds to rate, review, and follow The Real Estate Ride. It helps more people learn how to grow smarter—not just faster.

In this episode, we walk you through one of our most talked-about creative financing deals—where we acquired a house for just $10. That’s right. Ten dollars. No bank, no credit check, no traditional financing—and still a solid, cash-flowing property.

We break down the story behind the deal, the problems the seller faced, how we negotiated terms, and how we used our BRRRR Master Plan to turn this into a cash-producing rental. This is a real-world example of how creative real estate works, even if you don’t have a ton of cash or perfect credit. You’ll hear exactly what we paid, how we structured the deal, and what the end result looked like.

Episode Timeline:

[0:00] – Intro to the $10 house case study

[0:32] – No credit checks, no bank—how we got the property

[0:57] – The BRRRR Master Plan we use with our students

[1:49] – Overview of the deal structure and terms

[2:12] – What made this a “creative financing” opportunity

[3:16] – Property details: 3-bed, 1-bath, detached garage, B-class area

[4:05] – How a family connection led to this off-market deal

[4:55] – Why the seller didn’t want to deal with the property anymore

[5:47] – Seller concerns and how we addressed them (taxes, repairs, insurance)

[7:13] – Getting bank approval to take over the loan

[8:49] – Deferring $2,000 to closing instead of upfront payment

[9:06] – Our multi-exit strategy approach: flip, rent, wholesale

[10:16] – Light repairs and added equity: what we did and spent

[11:11] – Option to sell with a lease option tenant-buyer

[12:42] – Total costs, income, and profit breakdown

[13:14] – The lease option strategy and how we qualify tenants

[14:09] – Timeline: from acquisition to rent-ready in under 90 days

[14:54] – The A-Team that made this deal possible

[15:19] – Importance of title searches and legal review

[16:38] – How we use the MLS, Rentometer, and market tools

[17:52] – Why we built our own construction company (and why you don’t have to)

[18:57] – Our admin team and the systems behind our scale

[20:25] – How we market properties across multiple channels

[21:16] – Tools we use to manage leads and applicants

[22:07] – Invitation to join our real estate community

5 Key Takeaways:

1. Creative financing lets you buy without banks, credit, or cash—if you solve the seller’s problem.

2. Always have multiple exit strategies in mind before committing to a deal.

3. A strong team (title company, attorney, contractors) is essential to move fast and stay compliant.

4. Lease options can provide upfront income and a path to long-term profit.

5. Systems and tools are the secret to scaling without burnout.

   
   

If this episode opened your eyes to what’s possible with creative deals, please subscribe, rate, and share The Real Estate Ride. We’re here to help you take that next step—one smart deal at a time.

In this episode, we sit down with Joe McCall to share the full story behind our journey into real estate—from flipping with no money, to building a rental portfolio, to helping others create financial freedom on their own terms. We talk about the early mistakes, the hard lessons, and the strategies that helped us go from broke bartenders to full-time investors and coaches.

You’ll hear how we bought our first deals creatively, how we built momentum without bank financing, and why we’re so passionate about helping others do the same. Whether you’re brand new or struggling to scale, this conversation is packed with mindset, practical tips, and encouragement from two people who’ve lived the before and after.

Episode Timeline:

[0:00] – Intro with Joe McCall: how we first got connected

[1:32] – Our first deal (and the sex offender next door that pushed us into it)

[3:45] – Creative financing before we even knew what it was

[5:12] – Transitioning from bartending and daycare to real estate full-time

[7:00] – The mindset shift that changed our trajectory

[8:18] – How we bought 12 rentals with no bank loans

[10:14] – What we look for in a property and why

[12:02] – Using seller finance, subto, and private lenders

[13:46] – Why we never depend on just one strategy

[14:55] – Finding deals in small-town markets

[16:25] – How our coaching program helps new investors get traction

[17:52] – Building a lifestyle business around family and freedom

[19:08] – What we’d do differently if we started again

[21:17] – Top advice for investors trying to get their first deal

[23:06] – Our Airbnb strategy and short-term rental pivots

[24:40] – Building real estate into your long-term wealth plan

[26:30] – Final thoughts on belief, grit, and getting started today

5 Key Takeaways:

1. You don’t need your own money to get started in real estate.

2. Creative financing works—especially in smaller markets.

3. Mindset and grit matter more than having the perfect plan.

4. A good deal solves a problem—for the seller and for you.

5. Freedom is possible—but it takes intention and consistent action.

If this episode fired you up to chase your first deal—or your next—rate and review The Real Estate Ride. Then share it with a friend who needs that push to get started.

In this special guest appearance on the Kenner French Show, we open up about our early beginnings, our unique journey into real estate, and how we built a lifestyle business around coaching and investing. From high school sweethearts to managing multifamily properties and helping others design lives they love, we cover a lot of ground—including real estate strategies for every stage of the journey.

Whether you’re just starting out, thinking about leaving your W-2, or ready to scale past 10 properties, this conversation is packed with real talk, practical tips, and stories from the trenches—including the deal that doubled in value in just four months.

Episode Timeline:

[0:00] – Opening chat with Kenner: How our story began in high school choir

[1:36] – Our biggest advice to high-net-worth and beginner investors

[2:14] – Why we believe in massive action and lifestyle-driven investing

[3:15] – How we pivoted from hospitality jobs to real estate

[4:40] – Launching our coaching business and keeping it intentionally small

[6:02] – The sex offender next door that sparked our first rental property

[7:07] – Getting denied by banks—and how it led to creative financing

[8:04] – Buying in a crash: why we leaned in when others leaned out

[9:18] – How to start investing with no money down

[10:12] – Using hard money and private lenders as a beginner

[12:02] – Building a custom blueprint and reverse engineering your goals

[14:14] – Coaching students nationwide: from flips to short-term rentals

[15:23] – Using AI for deals, budgets, marketing, and more

[17:09] – How we acquired 24 rentals in one year

[19:15] – Creative multifamily partnership case study: the 4-month turnaround

[22:02] – Financing with equity from existing rentals

[25:35] – Turning a $475 rental into a $1,200/month Airbnb

[27:04] – Coaching details: cost, structure, and success stories

[28:46] – Our Amazon bestselling book—and beating Khloe Kardashian!?

5 Key Takeaways:

1. Creative financing unlocks massive opportunity—even without your own money.

2. You can build wealth and freedom with a lifestyle-driven business model.

3. AI can be your secret weapon in analyzing deals and running operations.

4. Talk about what you do—referrals and visibility bring deal flow.

5. Success starts with clarity: know your vision, and reverse engineer it.

If you enjoyed this episode, please subscribe, share, and leave a review for The Real Estate Ride. Let’s keep growing together—and remember, your vision is your foundation.

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.

In this special episode, Annie and I are interviewed on the Real Grit podcast with Neil Timmons, where we open up about our real estate journey—from buying our first rental to losing everything and building it back. We share the raw, behind-the-scenes story of how addiction, foreclosure, and personal breakdowns shaped our business today.

If you’ve ever struggled with staying focused, balancing work and family, or getting back up after failure, this one’s for you. We get real about the lessons, turning points, and mindset shifts that helped us create a sustainable investing business and a life by design.

Episode Timeline:

[0:00] - Interview intro: From bartending to buying our first home

[1:00] - How we accidentally became landlords—and got hooked

[3:12] - Scaling with lease options and early cash flow goals

[5:05] - Learning real estate from books before the internet

[6:00] - The turning point: DUIs, job loss, and hitting rock bottom

[8:45] - Why getting sober was step one—and how we rebuilt from there

[10:15] - Moving into a destroyed flip to start over

[11:30] - Partnering with a commercial investor to regain momentum

[12:25] - Getting bank qualified again and rebuilding our rental portfolio

[13:33] - Shifting to creative financing and subject-to deals

[14:46] - Helping sellers in distress—because we’ve been there

[16:26] - How we help new investors design a business around their life

[18:09] - From work addiction to work-life balance: what changed

[20:04] - Looking ahead: our plans for flips, Airbnbs, and group coaching

[22:08] - Why we’re expanding our Airbnb strategy in Ohio

[24:00] - Final thoughts on giving back, mindset, and daily commitment

5 Key Takeaways:

1. Your personal foundation is the root of your business success. Get that right first.

2. Failure isn’t final. We lost everything—and still rebuilt with more purpose.

3. Creative financing and partnerships can unlock big opportunities.

4. Build a business that supports your life—not the other way around.

5. Success requires intention. Design your lifestyle and let your business follow.

Thanks for listening to this very personal episode. If it spoke to you, please rate and review The Real Estate Ride, share it with a friend, and don’t forget to subscribe. You never know who might need to hear this today.

In this episode, Annie and I walk you through how we consistently find real estate deals—completely free—using Facebook groups. Whether you’re just starting or looking to cut marketing costs, this training is all about tapping into local online communities to uncover off-market opportunities. We share the exact process we use, from what groups to join, to how to post, to how to stand out from the noise.

We also talk about the mindset and vision work that sets the foundation for long-term real estate success. This episode is part strategy, part motivation, and 100% actionable. If you’re ready to grow your deal pipeline using one of the most overlooked (and free) platforms, this one’s for you.

Episode Timeline:

[0:00] - Welcome and intro to the Facebook Deals training

[0:36] - Why vision work is the first step to real estate success

[1:25] - How mindset and clarity drive long-term results

[3:30] - Why Facebook groups are our #1 source for deals

[4:00] - Debunking the myth that real estate marketing has to be expensive

[4:44] - Overview of daily action steps and group posting process

[5:27] - How to find and join the right Facebook groups

[6:27] - Which groups not to post in (and why)

[7:12] - Posting strategy: where, when, and how often

[8:01] - Tips for crafting effective posts that actually get replies

[9:13] - Using bandit sign images and original content to get noticed

[10:01] - Boosting the algorithm: why comments matter

[10:21] - Start building your agent and contact network through replies

[11:17] - Follow group rules to avoid “Facebook jail”

[12:00] - What to do if a group removes or blocks your posts

[12:40] - Why even small local groups can produce leads

[13:31] - Step-by-step instructions for creating a posting schedule

[14:17] - Vision training video: why it matters and how to submit

[14:39] - Daily goal: join 12 groups per day, post in 12 groups per day

[15:08] - Use a spreadsheet to track group rules and activity

[16:27] - Live Facebook walkthrough: joining and navigating groups

[19:13] - Sample post creation: what we write and how we format it

[20:42] - Targeting groups for virtual wholesaling nationwide

[21:55] - Wrapping up and how to get support in our Facebook group

5 Key Takeaways:

1. Facebook is a powerful, free lead source—if used strategically and consistently.

2. Focus on general buy/sell/trade and community groups, not just real estate groups.

3. Post daily, but avoid overposting—balance activity to prevent account restrictions.

4. Craft original, engaging posts that end with a question to boost visibility.

5. Track your efforts and results using a spreadsheet to stay organized and compliant.

If this episode helped you rethink how to find deals without spending money, rate, review, and share The Real Estate Ride. We’re here to help you take action and grow your investing business one step at a time.