Real Estate Investing Mastery Podcast

I’ve been using direct mail since 2006, and every time someone says postcards are dead, I just smile. This conversation with my good friend Luke Jaten is proof that simple, old-school marketing still works incredibly well when you do it right. While everyone else is fighting over clicks, algorithms, and rising ad costs, Luke is quietly helping businesses generate massive results with one ugly postcard.What really stood out to me was the story of a local window installer who spent $50,000 on online ads and got zero sales. Luke helped him send a small batch of postcards, tested two versions, and one of them produced $75,000 in sales in just two weeks. Same business. Same market. Completely different outcome.This isn’t about clever copywriting or reinventing the wheel. Luke shows how to take marketing that’s already working online and simply adapt it for direct mail. No long learning curve. No complicated funnels. Just smart testing and focused execution.If you’re looking for a powerful side hustle, a way to fund your real estate deals, or even a full-time income helping businesses grow, this episode will open your eyes to opportunities most people are ignoring.What’s Inside: —Why direct mail is more effective now than ever—How one postcard generated $75,000 in two weeks—The power of testing small before scaling—Turning simple marketing into a high-income skill

Back when I was losing my house, bleeding money, and overwhelmed with too many strategies, I hit a breaking point. I had to stop trying to do everything and start getting laser focused. That’s when everything changed for me.This episode is all about five things I used to say yes to but now firmly say no to. These shifts didn’t just buy back my time… they made me more money. If you’re stuck in five-dollar-an-hour tasks, chasing every shiny new object, or jumping on every meeting and project that comes your way, I get it. I was there. But learning to say no gave me the focus to build a business that works for me instead of the other way around.This isn’t about doing more. It’s about doing what matters. If you want more time, more money, and more freedom, it starts by cutting the noise.What’s Inside: —The real cost of saying yes to five-dollar-an-hour tasks—How shiny object syndrome kills momentum and profits—Why fewer meetings and tighter focus multiply your results

You’re going to love this episode. I brought Gavin Timms on to walk us through a real deal he recently did with his team. They bought a piece of land for $45,000 and sold it for $68,000 in just 40 days. The coolest part? Neither Gavin nor his partner ever stepped foot on the property. His partner handled the whole thing while living in Korea.This deal is a perfect example of what happens when you stop overcomplicating things and just follow a proven process. Gavin breaks down how they picked the market, pulled the list, sent out simple marketing, and followed up until the contract was signed. He also shares how they listed the property on the MLS before owning it and closed with a solid $15,000 profit without using any of their own money.If you’re still wondering if land flipping works or whether you need to be local to do deals, this story will open your eyes to what’s possible when you take consistent action.What’s Inside: —How Gavin’s team flipped land from overseas using simple tools—The exact steps they used to find and market to motivated sellers—How they negotiated and listed the property before owning it—Why consistent follow-up made all the difference

If I had to put food on the table and close a deal in 30 days flat, I know exactly what I’d do. And I lay it all out right here. No fluff, no gimmicks, just the real, raw strategy that works when you work it.You don’t need fancy tools or massive budgets. You need a simple plan and the grit to make 20 calls a day. In this episode, I share how I’d choose a hot land market, build fast rapport with realtors, and stack up conversations that lead to actual contracts. I even walk through exactly what I’d say on the phone and how to get agents sending you off-market deals week after week.Whether you’re new to the game or needing a reset, this episode is your roadmap. It’s practical, doable, and built to get results fast.What’s Inside: —Why talking to 20 people a day changes everything—How to use realtors to find deals and buyers without direct mail—The one simple question that turns cold calls into contracts

If I had to start over from scratch with no leads, no list, and no momentum, this is exactly how I’d get a land deal fast. You don’t need a fancy website or a big budget. What you need is a proven system, a few simple tools, and the discipline to take action every single day.In this episode, I walk you through how I’d pick the right markets, find the hottest zip codes, pull seller lists, and get offers out the door quickly. Whether you’ve got money to spend or you’re working with nothing but time, I’ll show you a plan that works. I even show how to use tools like ChatGPT, Redfin, and FreedomSoft to simplify the research and focus only on areas where land is actually selling.Too many investors get stuck trying to be perfect. The truth is, success in land comes from consistent action and smart strategy. This episode lays out exactly how to get moving fast and keep it simple.What’s Inside: —How to find off-market and aged land listings for free—A simple way to analyze comps and send low-risk offers—The exact script to use with agents to get better deals—How to automate your offers using PrintGenie or a VA

I dare you—try this land deal strategy for just 10 days and watch what happens.What I’m about to walk you through is exactly how I’d start over if I had to do my first land deal again with little to no money. You don’t need a fancy CRM. You don’t need thousands of dollars in direct mail. What you do need is hustle, a phone, and the willingness to send a lot of offers. I break down exactly how to find neglected vacant lots, contact the agents or owners, and make intelligent, low-risk offers that get attention.This isn’t theory. It’s the same strategy I used with my teenage boys at the kitchen table to close our first land deals. If you commit to talking to 15 people a day, sending just 10 offers a day, and following this plan for 10 days straight, I believe you’ll get a deal under contract. And that one deal can put $5K to $10K in your pocket.The best part? You can outsource almost all of it. But you’ve got to get started.What’s Inside: —How to find off-market and aged land listings for free—A simple way to analyze comps and send low-risk offers—The exact script to use with agents to get better deals—How to automate your offers using PrintGenie or a VA

I used to think PPC was just a big expense better left for the big guys with deep pockets. But here’s the truth: if you’ve done a few deals, know how to talk to sellers, and can close, ignoring PPC is probably costing you way more than you realize.I brought on Brandon Bateman, one of the top PPC experts working with hundreds of investors around the country. We talked about what makes PPC leads so different, why most investors mess it up, and what it takes to actually make it work. If you’re serious about doing more land deals without chasing cold leads all day, this is a game-changer.PPC isn’t magic, and it’s not for total beginners. But if you’re already closing deals, know your numbers, and want more consistency without burning yourself out, this is the next step.What’s Inside: —Why PPC leads convert faster and are more motivated than other types of leads—What makes PPC work and why most investors miss the mark—How fast follow-up makes or breaks your success with PPC—The real cost of PPC and why it’s worth it when done right

If you think wholesaling doesn’t work anymore or the market is too competitive, you’ve been listening to the wrong people. In this episode, I break down exactly why wholesaling is still the best business out there if you want to make fast cash without a ton of risk. I’ve been through every market cycle since 2006 and the people who stay focused on the fundamentals are still doing deals and making money.Too many investors waste time chasing big, complicated deals. They hear about someone making six figures on a flip and think that’s the way to go. But while they’re stuck in a deal for 12 months, a good wholesaler has already flipped 10 or 15 smaller deals and made more profit with way less risk.You don’t need to be a genius. You just need to be consistent. Follow the demand. Talk to sellers. Make offers. Follow up. Do that and you’ll be way ahead of everyone else.What’s Inside: —Why wholesaling small deals beats big risky ones—How to find what buyers actually want and sell it to them—The four actions that create consistent profits—Why now is the best time to double down on wholesaling

I want to share a story that still hits close to home. There was a season where I was losing my house, cash was bleeding out fast, and my wife was eight months pregnant. I had bought course after course, tried to learn everything, and still wasn’t doing the one thing that mattered most. Taking action.That pressure forced me to make a decision. I stopped trying to customize everything and finally committed to following a proven system exactly as it was laid out. No tweaking. No overthinking. Just doing the uncomfortable work. That shift changed everything.In this episode, I break down the five lessons that helped me turn things around and why having the right coach and actually listening to them can save you years of frustration. If you feel stuck, overwhelmed, or like you are doing all the right things with nothing to show for it, this conversation might be the wake-up call you need.What’s Inside: —Why following instructions matters more than trying to be creative early on—How a coach saves time, money, and painful mistakes—The power of accountability and focused action—Borrowing confidence until you build your own

I love direct mail, but I also get it. A lot of you want to do land deals and you just don’t have the budget yet. So in this episode, I’m breaking down my favorite free strategy that works incredibly well, even if you’re not mailing anything. This is exactly what we teach inside the Flip Dirt Challenge and people are getting crazy fast wins with it. All you need is a phone, a good market and a little consistency. I’ll walk you through how to find older vacant land listings, exactly what to say to realtors and why the real gold here is the relationship, not the first offer you make. If you do this five times a day, you may never have to spend a dollar on marketing again.What’s Inside: —The simple script I use when calling realtors—How to filter homes.com for motivated land listings—Why networking with realtors leads to off-market deals—The strategy that can replace direct mail entirely

The land investing space is shaking out big time right now, and that is creating one of the best opportunities I have seen in years. A huge percentage of investors have quit, which means less competition and more motivated sellers for those who stay consistent. I break down why people are struggling, why consistency matters more than ever, and how smart investors are doubling down on marketing when everyone else is pulling back.I get into the importance of picking better markets, focusing on velocity of capital, tightening up your offers, and dumping bad deals fast so you can stay cash rich. I also talk about community, masterminds, and why isolation kills momentum. If you want to stay in the top tier of land investors this year, this conversation will show you exactly where the opportunity is and how to capitalize on it.What’s Inside: —Why so many investors are quitting and why that is good for you—How top performers are succeeding in a tough market—What markets and deal types have the strongest demand right now—Six specific steps to win in the next 6 to 12 months

In this episode, I share a strategy that can completely change the way you make offers and land deals. I was driving home from the Tesla charger thinking about how many investors overcomplicate this business. You do not need huge mailing budgets, fancy tools, or massive lists to start doing deals. What you need is a simple daily routine of sending five to ten intelligent, targeted offers to sellers who actually own good properties in high-demand areas. That is exactly what I am teaching in my upcoming Get a Contract By Christmas workshop. I am giving you my letters, my calculator, and my comps process, and I am even making five real offers live so you can follow along. If you want to take action without the fear of messing up, overpaying, or wasting money, this workshop will fire you up and give you a plan you can use the same day.Contract By Christmas live workshop happens on December 5th at 11am EST. Go to joemccall.com/ChristmasContract now.What’s Inside:—How sending a handful of smart offers outperforms blasting thousands of blind offers—The exact criteria for finding quality properties in top-performing zip codes—How to write persuasive cash and owner financing offers sellers actually respond to—Why this simple routine can get you a deal in three weeks if you stay consistent

I’ve been thinking a lot about the simple habits that separate struggling investors from the ones who thrive, and this conversation reminded me just how foundational the basics really are. I pulled together ten principles I learned from my good friend Tom Krol, a guy who built his business through real trial and error. These aren’t theories or motivational fluff. They’re real habits that have shaped my own journey and the journey of thousands of investors I’ve coached.As I walked through each point, I found myself revisiting the times I ignored these habits and paid the price and the seasons where I doubled down on them and everything started growing again. Whether you’re new to real estate or scaling into bigger numbers, these ten habits can completely shift the trajectory of your business and your life. They’re simple, but they’re not always easy. If you take them seriously, things will change.What’s Inside:—Why the people you spend time with determine your long-term success—How reading daily transforms your decision-making and clarity—The power of tracking net worth and putting revenue first—The mindset shift that comes from massive imperfect action

The fastest way to lose momentum and money in this business is to get buried in the chaos that happens after you put a property under contract. Most investors think losing a deal comes from bad marketing or weak negotiation, but more often it happens because nobody is truly owning the closing process. Title delays, missing documents, confused sellers, nervous buyers, and endless back and forth can quietly kill what should have been an easy five- to twenty-thousand-dollar payday.That’s why I brought my friend David Olds on to talk about what really happens behind the scenes and how to finally fix it. David is a longtime investor who built a transaction coordination company designed specifically for the problems we face as land investors. What shocked me is how simple he’s made this for anyone in real estate and how inexpensive it is when you structure it the right way. The truth is your time is far too valuable to waste chasing title companies, tracking paperwork, or herding buyers and sellers. When you hand this off, your deals close faster, smoother, and with almost zero stress.If you want more time to focus on marketing, making offers, and following up, this is one of the smartest upgrades you can make. Get exclusive access through closelikejoe.com.What’s Inside:—Why investors lose deals even when the numbers look great—The hidden bottlenecks inside every wholesale or land closing—How transaction coordination speeds up assignments and double closes—The simple contract line that makes the buyer cover the TC fee

I’ve been doing this for a long time—thousands of podcast episodes, countless students, and hundreds of deals—and I’ve noticed something powerful. The most successful people I’ve coached aren’t the smartest or most experienced; they’re the ones who keep things simple and stay consistent. In this episode, I break down the top ten lessons I’ve learned from my most successful clients. These aren’t theories or guru talk. This is what’s actually working for real people doing deals right now.From why consistency always beats perfection, to how simplicity scales, to the mindset that separates the winners from the rest…this is your shortcut to real results. Whether you’re flipping land, wholesaling houses, or just starting out, these principles will keep you moving forward and making money.What’s Inside:—The 10 proven habits of the most successful members in the Dirt Flippers community —Why consistency is more powerful than perfection—How keeping things simple builds unstoppable momentum—The mindset that separates deal-makers from dreamers

I’ve been in the real estate game for a long time, and I’ve learned this truth—if you can master a few simple skills, you’ll never have to worry about money again. Too many investors overcomplicate things when this business really comes down to fundamentals. Whether you’re wholesaling houses, flipping land, or holding rentals, the same principles apply.In this episode, I’m breaking down the five most important skills that every real estate wholesaler must master. We’ll talk about marketing, talking to sellers, making offers, following up, and being brilliant at the basics. If you just focus on these five, you’ll do more deals and make more money than you ever thought possible. These are the same skills my students use to quit their jobs and build real businesses.What’s Inside:—Why marketing is the lifeblood of every real estate business—The simple mindset shift to get over the fear of talking to sellers—How to make offers that get accepted (and why you should send them in writing)—The secret behind consistent follow-up that closes 90% of deals

I was driving my daughter to school this morning, thinking about what I’d do differently if I could start all over again from high school. Truth is, I wouldn’t change much. College took me ten years, and I’ve got degrees I never really used, civil engineering and an MBA, but I’ve learned more running my own businesses than I ever did in a classroom. Still, as I’ve grown and raised four kids of my own, my perspective on college has shifted. It’s not useless. Not everyone is wired to be an entrepreneur, and college can teach valuable life lessons that you can’t always get in business. From learning financial literacy to finding direction and discipline, there’s purpose in that journey. Whether your kids choose college or carve their own path, the key is helping them seek wisdom, take responsibility, and find what they’re truly called to do.What’s Inside:—Why I’ve changed my mind about the value of college—The difference between entrepreneurs and employees—Lessons I learned the hard way about money and taxes—Why seeking God’s wisdom matters more than any degree

If I had to start over from scratch in real estate, I’d focus on one thing: becoming a deal finder. That’s the most important skill you can develop in this business. We are not deal creators; we are deal finders. Too many beginners waste time trying to force bad deals to work instead of finding great ones that already make sense. In this episode, I share exactly what I’d do differently if I had to rebuild from zero and what I believe every investor should master to build a sustainable business. It all comes down to three things: marketing, talking to sellers, and making offers. These simple skills are what drive consistent income and long-term success. Forget the distractions like logos, websites, or chasing the newest strategy. Focus on actions that move the needle. If you can learn to find good deals, build real connections, and make offers every day, you’ll never have to worry about where your next deal or dollar comes from again.What’s Inside:—The difference between a deal creator and a deal finder—Why marketing is the real business you’re in—How to master talking to sellers and making offers—The three daily habits that keep revenue in first position

If you’ve ever worried about overpaying for a property or getting stuck with a bad deal, I get it—I’ve been there. One of the biggest fears new land investors have is not knowing how to value a piece of land. What if you can’t find comps? What if it’s landlocked or has zoning restrictions or wetlands you didn’t catch? In this episode, I’ll walk you through how simple it actually is to evaluate vacant land, find comps, and know exactly what to offer.I break down my entire process for determining land value using free tools like Zillow, Redfin, and Google Maps, plus a few powerful paid ones like Regrid, Land Portal, and Prycd. You’ll see how I find comps, analyze sold and active listings, and use price-per-acre averages to get a solid ballpark value—without getting stuck in analysis paralysis.You’ll also learn why being a conservative buyer protects your profit margins, why data matters more than emotion, and how to use my free Zillow Chrome Extension to scrape comps and instantly calculate offers. Whether you’re new to flipping land or refining your process, this walkthrough will show you exactly how to simplify valuations and make confident, profitable offers every time.What’s Inside:—How to find accurate land comps using Zillow, Redfin, and Land Portal—Why price-per-acre is the simplest way to value vacant land—Joe’s proven formula for making offers (40–50% of resale value)—The key due diligence checks every investor should follow

The market is shifting as prices drop, sellers get more motivated, and investors start backing out. But that’s great news if you stay in the game. When competition drops, response rates go up, and that’s exactly what I’m seeing with my students and clients.Take Janet, one of my apprentices. She made $5,400 on a land deal using a simple “urgent buyer” letter she wrote on a yellow legal pad. She’s got several more in the works. Another client just closed a $13,000 profit on a property that was 95% wetlands. The key is simple: keep marketing, talk to sellers every day, make offers, and follow up.If you’re new, don’t sit on the sidelines. Partner with someone already doing deals, bring them leads, and split the profits. The market rewards those who take action.What’s Inside:—Why this cooling market is full of opportunity—The “urgent buyer” letter that works—Partnering with investors to close deals fast