From Creative Hustles to Real Estate Millions

Dominic Felix shares his 12-year real estate journey, from call center sales to building Cash Geeks and Simple Cell. Discover his insights on sales persistence, cold calling, leveraging AI, and navigating nationwide deals. Learn innovative strategies like novation, dispositions, and using social media to build community and close deals. Don't miss this power-packed episode!

Episode Transcript

Mike (00:00):
All right everyone welcome to the real estate game Changer
show I'm your host Mike McKaybased in Jacksonville Florida
and each and every week we dothis show with people who are
changing the game of real estateall over the country, uh for
anyone interested in learningmore about what we're doing in
my business we're doing a freelive training on Tuesday at

(00:22):
three pm Eastern about how tostop losing prospects early so
we'll go over some really coolsales tactics there.
Ah something you interested enreach to me on Instagram this
week on the show we have anotherJacksonville investor don feel
exm welcome the.

Dominick (00:42):
What's up Mike how you doing man thanks for having me
on and um you know i think it'sit's incredible that that you're
doing this man and that you'rejust bringing so many people on
that helps so so many people outthere so thanks for for doing
this man.

Mike (00:56):
Man i appreciate you being on ah for the people who don't
know you.
Ah, you wanna share with this alittle bit about ah, your real
estate Journey over i guessabout the last seven years since
you've been in it maybe a lolonger.

Dominick (01:12):
Yeah yeah so um, you know I've had my License
probably the better part oftwelve or thirteen years and
I've more heavily practiced realestate probably closer to seven
ever since i started cash geekswith the Gonzalo ah for people
that don't know me whats up myname es Dominic Felix am.

(01:33):
A pretty aggressive entrepreneuri do like to succeed I'm I'm
super persistent in a lot ofthings that i do I'm always that
guy that you know first one inthe office maybe not all time
last to leave but i like tospend a lot of a lot of my time
on my craft and whateverprojects I'm working on and i do
like to see things through tothe finish i.

(01:54):
I can't stand things beingincomplete or unfinished ah, but
yeah man i you know it's just sounusual you know getting into
business for yourself um, ididn't plan to become an
entrepreneur i kind of fell intoit all i wanted and and this is
probably close to over Twentyyears ago before i started my

(02:15):
first business all i reallywanted was a Career change at
that time right so i was a.
Uh, call center sales individuali was doing retention sales
which i think is one of the mostdifficult sales positions that
are out there and i was makingbetween seven eighty thousand
dollars on any given year and idid that for about four years.
Ah, you know it just gotrepetitive.

(02:37):
It got consistently the same andI'd wanted something different
maybe not so much bigger obetter just a change and maybe a
little bit more of a directiveCareer path and i decided.
Um you know i i don't know if itwas my dream but i just you know
i just made a decision to becomea firefighter and then i
realized you know if I'm gonnado that you know I'm gonna take

(03:00):
half a salary pay cut becausefirefighters in Jacksonville at
that time they were they'restarting at about thirty
thousand dollars a year and theni thought to myself you know how
am i gonna make that differenceup what am i gonna do and i
decided to start a smallbusiness you know start a law
maintenance company and i did umi uh you know i got a commercial

(03:21):
Lawn mower and I've got all myequipment looking all all good
and pretty out there and withinlike seven weeks i just drummed
up enough business and enoughclients to replace my my job at
that point in time.
And i didn't.
Uh, replace it i i kepteverything going for year so

(03:41):
that year was like a pivotalyear for me and it kind of
showed me what i was capable ofbecause i was working fulltime
in the call center em iessentially doubled my salary
because i built a customer basethat brought in another seventy
five thousand dollars for theyear doing grass.
Uh cuts on the side i was alsogoing to fire school i was also

(04:03):
taking EMT courses because youhave to be a certified EMT while
you're going to fire school thatwas the year i got married to my
wife.
And my wife was pregnant withour first born so there was so
much that went on in that yearwas kind of mind blowing in in
hindsight it was it's reallytough to see how i got through

(04:26):
it it was a lot of aggressivelylong days but it just you know
stuff like that you know it likeone of those things where you
know sometimes you don't knowwhat someone's capable of until
you put them in that position tosee if they can con uh succeed
whether they believe inthemselves or not um and that
that year taught me a lot aboutmyself

Mike (04:46):
That.

Dominick (04:49):
so um, i the funny thing about that question.
Mike is it took.
Me, uh, probably twelve years tounderstand what i learned in
that year.
And I'm gonna tell what i meanby that right so you know maybe
not twelve years let me let meremind it gonna say seven years

(05:10):
I'm gonna tell you what i meantby that you know.
I started my first business ibuilt it to be a really good um
large s.
Size business and you know iwould find myself in rooms with
other entrepreneurs or at tableswith clients and things like
that and it was almost like ididn't belong there.

(05:32):
I felt like people were smarterthan me Brighter than me i felt
a little bit like an outcast andthe reason i felt like that is
because I'm not socially awkwardbut I'm not socially paired up
with a lot of the common thingsthat people are into like Sports
or the news or politics rightand those seem to be amongst the

(05:53):
most common Conversations thatare out there right so i don't
fit well in those Conversations.
Um, so a lot of times when I'mat these tables or a part of
these groups and someone'stalking about the cowboys or the
jaguars which i do like thejaguars.
Um you know I'm just I'm justkind of outcasted.
Um, i also you know I'm nothighly educated what i mean by

(06:16):
that is i just don't have aCollege degree and one more
specifically with this exampleis i was at an industry event in
my first business it was the um.
A Mortgage field services eventand i was with a lot of my
clients and a lot of mycompetitors in my first business
and they were all having thesewhat appear to be high level

(06:38):
Conversations and talking Sportsand i was kind of quiet on the
side kind of like a shyindividual however my business
was blowing away my competitionand that really kind of put me
in a position to question myselflike how are you at this table
right now and it wasn't until iread the book um thinking grow

(06:59):
rich by Napoleon Hill that ikind of realized what i had
above and Beyond a lot of otherpeople and that's just it's just
persistence.
It sounds typical we've heardthat stuff before you know if
you watch podcast and your inlike self development it sounds
typical but it it's super trueman i mean it might take me a

(07:20):
little bit longer to getsomething done I'm just not
gonna stop until i get it doneor i do it better well above and
Beyond anyone else that's doingthat in particular thing

Mike (07:31):
Gotcha interesting and then you know over the years
you've been in different youknow obviously we know each
other but you've been in kind ofdifferent areas or iterations of
real estate wanna talk aboutsome of the pivotal moments that
you had along the way.

Dominick (07:46):
yeah ya i mean so.
You know indirectly i was alwaysinterested in real estate you
know i grew up with not a lot ofmoney with a single mother that
had seven children and shedidn't work so we had some
really tough times Growing upand there were times where as an
eighteen year old and aseventeen year old and a sixteen

(08:08):
year old i was the one puttingdinner on the table which was uh
you know that's you know we cango down another rabbit hole if
we want to um.
But the pivotal moments yeah sowhat i would see a little bit
around me was the people thatdid have money they might have
owned one two or three homes ortwo homes on that block across

(08:29):
the Street and for some reasonthat that was probably my only
exposure at that time to peoplethat had some kind of money some
kind of you know additionalmoney that most people weren't
used to and i highly admiredthat and it always made me want
to at some point get into realestate or acquire real estate or
hold land or things like that soduring my first twelve years

(08:54):
with my first business in themiddle of that process o that
experience i got my real estateagent License because i said if
I'm gonna start buying andholding real estate maybe i can
capitalize on the Commission bygetting paid to buy my own real
estate so that happened duringthat was probably about twelve o

(09:14):
thirteen years ago.
Yeah so that's a pivotal momenti bought some real i got my
License i started buying andholding Rentals and then that
taught me you know that you knowyou almost can't not really
can't but you know i wasn'tmaking a whole lot of money on
my Rentals it was very difficultto find Rentals that cash flow

(09:38):
so i did wanna get passiveincome to replace active income
or at least give me thatsecurity that if the active
income was gone the passiveincome would take care of it and
that lesson taught me thatthat's an extremely long road
especially i guess with singlefamily or with Limited income

Mike (10:00):
What was your what did you do from there what was your next
pivotal point.

Dominick (10:06):
so um like in real estate o just in general.

Mike (10:11):
Ah, lets talk about real.

Dominick (10:14):
Let's talk about real estate.
Okay, so the next pivotal momentwas um was i guess learning
about wholesaling um, becausewith my first business as that
started to go in a differentdirection because of a market
shift um and i did some experiuh some um some research on what

(10:35):
I'm going to do next.
Um, i thought about wholesalingbecause when i was buying real
estate about about Twenty oneRentals in a year one year and
one of my purchase experienceswas from a local wholesaler here
in Jacksonville before i knewwhat wholesaling was but being

(10:55):
this big bad businessman thatowns all these Rentals now.
Um, when he sent me theassignment agreement i wanted to
just not act like i didn'tunderstand what it was right it
looked like for the most part.
You know it seems like a legittransaction is going through a
title company I'm gonna sign offor whatever the case may be um i

(11:15):
didn't really quite understandzero day inspection in my mind
it was like all right until itcloses i have a chance to go
through and recheck out theproperty and um you know make
sure it's a solid play well wheni did more research and i got a
wdo inspection and stuff whichum you know it wasn't what i
discussed with whoever put meunder contract at that time um,

(11:38):
i found that it was just likeriddled with termites and it was
just too in too bad of shape formy confidence level at that time
to proceed with the transactionso i wanted to cancel and i
tried to cancel and they likeit's fine we let you cancel the
Ernest money deposit and it's ait is a wholes we know here in

(12:01):
the local market.
Am and uh, you know we'refriends to this day we weren't
friends at that time and he wasable to you know he he agreed to
give me half back.
He gave me half back.
He kept half at that time andthat was my first exposure to
what wholesaling is so later onwhen i started doing my research
on what other business I'm gonnaget into and i really deeply

(12:24):
looked into wholesaling itseemed way more complicated um
than i thought you know it was ait was very intimidating at that
time so i didn't quite rule intogetting into it.
Um, until i met Gonzalo.
You know and then one i 11 i metGonzalo and we had lengthy

(12:45):
discussions you know it was likeall right Gonzalo has a good
amount of wholesaling experiencedirectly and i have a really
good amount of business buildingexperience and that's when we
engage together to start awholesaling company with this
big dream of starting this bighuge army wholes company.

Mike (13:05):
And that.
To be pretty big i mean you Guyswere also focused a lot of hedge
fund stuff when that was reallygoing.
Ah, what were i guess what weresome challenges that you Faced
in terms of having i mean cuz atone point i think you Guys had
thirty forty people maybe moreworking

Dominick (13:25):
Ah, we got

Mike (13:27):
Twenty.
Okay,

Dominick (13:28):
it was just under thirty im pretty sure.

Mike (13:31):
what were some challenges you face to get to like the
amount of transactions that youGuys were doing there.

Dominick (13:38):
So in my first business um, i had about Twenty
five to thirty individuals rightand we were doing about five uh
five million a year and i waskeeping about Twenty percent of
that right but we never had asales division right in that
business and i know we didn't gointo the details which we don't
have to but in that business iwas the sole individual

(14:02):
salesperson to that had to getthese big national contracts for
field maintenance work um forthe vendor base that i had right
um i didn't ever think abouthiring a salesperson for that i
never thought about gettingsalespeople on the team for any
reason now building a wholesalecompany is entirely different

(14:23):
it's heavily sales dependent andif you wanna grow and expand
there's only so much you can doas an individual.
So when we you know it was ahuge learning curve on hiring
really good or really greatsales people so that was that
was an enormous challenge rightum, we did get better at it

(14:44):
gradually over time one thingthat i thought was really good
was the system that we had thecompany the system and the
operations and we built that sowell that it kind of made it a
little bit easier on salespeople rather than having to be
super talented o super creativeo super Arty.

(15:06):
Ah, so we had a very welldefined process ahm that if they
followed it they typically cando well as long as they're.
Ah, persisten en consistent.

Mike (15:18):
What did you learn like when you hiring sales people
that ultimately a great sales.

Dominick (15:28):
Ah you know i think you know and i keep leaning on
consistency and persistence theyjust have to have um, a really
good history of um, being atJobs for a long time you know
you want someone that's gonnashow up on time every day and be
there and put a full daysworking and that's just good old
fashioned being responsibleright so i think that's huge it

(15:52):
shouldn't be overlooked.
Um.
Rely on someone that'sinterested in eager to learn
more than someone that's irresresponsible and that may have
done great in sales but you knowthey may not stick around for a
good long time or they may justcall out sick a lot i just need
someone that's going to be thereand that's going to be

(16:14):
consistent um and one of thethings that we we do and you
know obviously we're reasonablewith it but one of the things
that we challenge new hires withis like all right for the first
ninety days we don't reallyallow any days off right we need
you to come in for the firstninety days on time and to show
up every single day so if you'relate or you miss a day
unfortunately we can't continueto keep you after that now if

(16:37):
there are any emergencies thatcome up.
That you know and that's more ofa judgment call that are
justifiable you know let us knowwe're human beings we totally
get it but we like to just youknow imprint that in the
beginning up front to let themknow listen this is a serious
decision we want you on the teamwe want people that wanna uh

(16:58):
develop themselves and grow withus ahm we want them to take a
deathly serious

Mike (17:05):
What did your hiring process look like when you were
building that sales team whenwhen you got to the point you
know that the hiring process wasworking well.

Dominick (17:13):
so for some reason and i don't know if you go through
the same stuff Mike you mightbut for some reason with a lot
of positions we get a goodamount of applicants applicants
but not with sales.
Right with sales we get a fairamount of applicants but for

(17:34):
some reason it was always a bigchallenge for us to get a high
volume of applicants uhapplicants that we can go
through to find the great onesthat we think are great inside
of the resumes that we get orthe applications that we get
right so the way that we used todo it is we um would run our own
ads across multiple differentplatforms and then we would also

(17:57):
have staffing agencies run theirads on their platforms and we
would funnel sales people intogroup interviews right so we'd
get these group interviews ofanywhere from five to Twenty
five people at a time.
And we'd ask a handful ofquestions and 11 again i haven't

(18:18):
been in cash geeks for maybeit's over two years maybe closer
to three years now so i may notremember all of the specific
questions.
Ah, but we would ask a handfulof questions and we'd look for
people that are willing tovolunteer or people that answer
questions that ah that you knoware more impressive than the way

(18:39):
that other people ask them andwe look for people that ah you
know respond really well if wecall on them and things like
that so if we're gonna only dofive six or seven questions for
our big group then you know ithelps us find the people that
stand out amongst the rest now11 we do that we call it a first

(19:01):
interview but it's really partof the process that really gets
them to the real interview whichis the second interview which is
the in-person interview now onthe second interview.
It's been developed over timeum, it's kind of like a graded
it was about Twenty questionsand it was a graded interview um

(19:23):
and then on top of the Twentyquestions that we ask if
anything that they say um drivesus to ask more information or go
in a different direction we'lldo that also but we'll bring it
right back in line with thetypical questions and the reason
we wanted to do that and scorethe different questions is
because we might have a gut feelabout people and we really may

(19:47):
wanna hire them and then we mayhave another person that
impresses us and then a thirdperson that impresses us but
we're only gonna choose onesometimes the questions help uh
break that tie.
And it's like and it helps usyou know remember that they
answered this question reallycorrectly because when you have
you know Twenty eight people onstaff and then you're

(20:10):
interviewing a lot of people andthere is a little bit of
rotation people coming in peoplegoing out you may not perfectly
remember everything that goes onduring the day and everything
that happened on thoseinterviews and you may not make
the decisions right then andthere that day it may be later
that day the next day o a dayafter that and then you have to
go back and review it and thenit reminds you how well that

Mike (20:33):
Gotcha and then so that zoom interview you did that
group one.
Ah, you were did you find thatwere you mostly looking for
people to volunteer or did youfind that sometimes you had to
call on people

Dominick (20:46):
ah we were mostly looking for people to volunteer.

Mike (20:50):
mmm yeah.
That's a it's interesting that ithink that's that's a super
interesting way I've never heardof right you want someone who's
gonna be like.
Oh you know i don't care whateveryone thinks I'm gonna talk
right

Dominick (21:02):
Correct correct

Mike (21:05):
yeah so they get to the in person interview then what what
was next after that.

Dominick (21:09):
so there's the first interview there's the in-person
interview.
Ah, there's a short discussionif it gets to the point where we
feel like we need anotherinterview, eh mostly means we
used to do it but it mostlymeant at that point you know we
just can't rule to have thatperson come in and join the team
if we're unsure about it thenit's a no.

(21:32):
Um, so the next point would beto hire them so one thing that
also helped us with the.
Oh, i forgot to mention on thethe second interview if they do
well and so far we would rule orwe close to ruling to hire them
on the second interview as longas we know it's not a no hire.

(21:52):
We put them on the auto and wemake them do cold calls on the
second interview i forgot thatthat's a that was a huge part of
it for us now that always canalways tell if they're a great
sales person because that's acold call and it's a really
short script and it's not toodifficult pero it really did
tell us that they weren't afraidof the phones there people that

(22:13):
i felt interview well and 11 webrought them to the dialer they
just said it's not for them

Mike (22:20):
Oh.

Dominick (22:21):
correct they said it's not for them there's other times
they would get on the and theywould just they talk to people
and they would just suck.
The cold call script that we hadit wasn't too long it wasn't too
difficult so it was like here'sthe cold call script I'm gonna
leave it with you for tenminutes study it memorize it as

(22:42):
best you can I'm gonna have petour technology guy come in with
a headset and a laptop and he'sgonna run the dialer and you're
just gonna talk to the people umyeah.
So the first time you know onething is they said it's not for
them because they're just too onthe spot and really nervous the
second.
Uh thing that could happen likei said was um, they would just

(23:02):
fall apart on the phones andother than that you'd either do.
Okay, o you do really great yep.

Mike (23:13):
So ah.
Obviously now you're doingsomething different you wanna
talk about the model that you'reworking on today.

Dominick (23:22):
Yeah the model that we're working on today you know
it's funny because it's justit's just an evolution right.
The company that we built withcash gigs was really great for
its Purpose right it was builtin a way to where it revolved
around like you said primarilyhedge fund properties it was
eighty it was more like aneighty Twenty Twenty percent of

(23:44):
it was good old fashion theeighty percent was pulling data
specifically that target theirbox right so it worked well in
that market nada that we're notin that market anymore it's for
us a learning experience rightso when we hire sales people use

(24:05):
the same scripts it Works.
Okay, but almost not.
Okay, as model for mi right nowis not working so now it's like
what does work what's the newthing what's the new path.
And uh for us right now it'smultiple exit strategies right

(24:26):
and it's also jumping back indirectly on the phone on the
calls into the sales to continueto refine it make it better um
bring a bunch of cash in rightthat's always important for
businesses um and uh, you knowperhaps not build the company

(24:46):
out the same way that we didwith cash cakes right em.
Beca and it's funny because withthe process that we're going
through right now it's multipleexit strategies rather than just
locking up one way for hedgefunds and what i mean by that is
good old fashion discounted cashnow you know we're all hearing

(25:09):
about innovation strategy that'sbeen around for a a couple or
few years now that's coming moreand more familiar to people so
we're doing a lot of that that'sprobably Sixty to seventy
percent of what we do and thenuh subject to um or creative
deals mostly it's all subject toum with regards to what we're
locking up so we're transactingdeals in those three methods and

(25:33):
the way that it and we didn'treally direct it to go this way
but the way that it's going isalmost like all right now
instead of building a team wewanna be like the lebron James
of what we do.
Be incredibly good incrediblygreat like I'm mainly involved
in dispositions right and samand Lewis are involved in
acquisitions but we wanna be thebest in the country right we

(25:57):
wanna be way better than anyoneelse and what's happening is it
feels so far all signs arepointing to we can very likely
make as much as we made withcash geeks net more with just us
three doing the sales so whatwe're starting to do is we're

(26:18):
starting to build support staffaround us to support i don't
really wanna say mundane Tasksbut Tasks that are not related
closely related to sales youknow your Tasks all the support
stuff all of the paperwork takethat off and just keep me on the
phone talking to people rightbecause that's our gift you know

(26:43):
um.
When I'm talking to buyers iwant people to get a great deal
i want them to have a successand i wanna transact more with
them but they need to feel thatthe deal is tight i almost can't
come down like I'm gonna justride it really closely so that i
can not mess the deal up notdrive them away and just try to

(27:08):
keep them as close to my numberas possible o es close to
whatever the real number that ithink should be in should should
that it should be as possiblebecause.
They should want the same for meif I'm gonna keep bringing deals
to them we gotta eat you knowwe've gotta do well and the sad
thing is Mike it's a doggy dogworld out there everyone wants

(27:31):
everything as low as humanlypossible and rightfully so you
know if they wanna win and theywanna stay in business in a
weird way i want that for themtoo but i need something fair on
my side and as the businessowner i care about that the most
now I've always been an Advocateon empowering others you know to

(27:55):
take the responsibilities andgrow the team which i still will
do but this market Mike is areally sensitive market right
and it's really gotta be pickedapart it's gotta be learned and
it's blowing my mind that we cando so well on the phone as
individual business owners.
And produce almost as muchincome as Twenty eight people ah

(28:19):
with just the small team that wehave that are just highly highly
talented isn't that crazy

Mike (28:26):
Yeah I'm actually curious so what i mean I'm not really
involved in the the dispositionside i mean you know we flip a
lot so we've got kind ofRealtors handling that but I'm

Dominick (28:38):
right

Mike (28:38):
curious to hear like what is kinda your strategy whether
that's you know how you'regetting it in front of buyers or
just the Conversations thatyou're having like what is your
strategy in this market that'sso different than two years ago

Dominick (28:52):
you know sam and i do sa do sales into different ways
and they both work really wellso I'm glad you asked that
question the way that i don knowif this sounds shitty but the
way that i like to do sales es.
I like for people to really winor feel like they really win i

(29:15):
step on and they got over me idon't need them to know that I'm
the win I'm the best person imade a fifty grand spread on
this let me let you have thatemotional win so that i can feed
mi team and i can feed, mifamily right but not really lose

(29:36):
if that makes sense so it'sreally all in that level of
persuasion on that phone calland it's in the tonality in the
little small indicative thingsthat we say in those
Conversations.
Ah.
So part of what's been coming upa lot is um mentioning to the uh

(30:01):
to the buyers or the Investorsthat like one example is we
really we had a deal in SavannahGeorgia right it was a duplex we
really did feel like it deservedto sell around the four fifty
range right we had it for threefifty right so it was a really
great deal we had it as anNovation we put it up on the

(30:25):
market and um you know peoplejust came in aggressively in the
mid to upper threes and then oneperson came in at four and they
they were at four but theywanted.
Uh, a five day inspection periodand typically i don't like to

(30:45):
allow inspection periods um, buti think i vetted them decently
well.
Um, they use one of those.
Uh jwb LLCs.
So i felt like they were realBuys and they weren't trying to
flip it they understood theconcept of putting emd a fair
number in a really fast periodtime so i just vetted them
really well i felt they werereal buyers and that i you know

(31:08):
with all the questions that iasked i felt like there was a
very slight chance ofrenegotiation but then again
they may be too busy or theyjust may not so i did take the
Gamble cuz it was it was thebetter offer out of all of now
they did come back on day fivewith a renegotiation right and
um and this is an example ofwhat I've done several times but

(31:30):
they were at three eighty twofive.
Um and uh, then i have aConversation with them just
saying you know i just thoughtwe were good i thought you
understood that i priced italready with an aggressive
discount um based on itscondition um, i had no idea you
were gonna come back at that lowof a number like that's super

(31:53):
surprising and then they justifywhy right and when they justify
why i mentioned listen you knowwe've talked about that already
you know we've talked about allthat stuff you told me you
wanted the number that wepreviously agreed on because of
all that stuff already are yousaying you're repeating the same
stuff to me where you not beingtruthful when we initially

(32:14):
talked about it so it goes inthat direction I'm like listen
you know we've already made anaggressive reduction.
Um, it's gonna be very difficultif i have to revisit the seller
and i don't wanna ruin thisdeal.
Que then none of us will have adeal you know and you know how
these deals go you know howthese Investment deals go these

(32:36):
wholesale deals go we've alldone a good amount of deals at
this point it feels just way toosensitive to go and revisit the
seller so during thatConversation they came up to
three eighty five and then theycame up to three ninety but the
problem is um and it's not aproblem is like a lot of people
might just say.
Okay to three eighty two or tothree eighty five or to three

(32:58):
ninety um, but you know if youagree too fast it's like.
Oh you were lying the whole timei just wanted to make them know
or make them feel that i justdon't know you know so i got to
the point and i think i did itin a good gradual way to where i
really didn't wanna budge fromthe four.

(33:20):
They just got to the point theyjust they didn't wanna mess the
us they felt bad for us and thenthey wanted to cancel ah and i
said listen let's not cancel letme work on it I'll get back with
you in ten or fifteen minutesand then i agree to the three
ninety we signed off and went toclose but you know those

(33:41):
Conversations you know if youkeep doing that on a consistent
basis over time they'll beatpeople up and people will wanna
give up sooner but you have tostay consistent with it you have
to fight because if you take allthe emotions out of it and you
realize oh that was just tenminutes for ten thousand bucks
or fifteen thousand bucks it'senormous it's life changing and

(34:05):
i look to look at thosedecisions as if if you're making
fifteen thousand dollars in tenminutes.
If you can do that every tenminutes that's a forty million
decision we just made or Twentywhatever the math comes to over
the course of a year like i andit's just a silly way to look at
it but that's what justifies tome like that's crazy money in a

(34:28):
short period of time um, so weshould treat dos Conversations
with care and with you knowinterest and desire and you know
put your all into it becauseit's just words you know at the
end of the day and you shouldcare enough about it to to give.

Mike (34:44):
Yeah it's interesting you say that I've had a you know a
similar Conversation with theGuys on my sales team you know
they'll get a deal and they'llmaybe they'll come back and they
got it let's say ten thousanddollars below for example and
I'll take them up to thewhiteboard I'll say job got a
ten thousand dollars how muchlonger do you think that took

(35:05):
they're like oh its like tenminutes extra just sitting there
uncomfortable i put it on theboard i said well ten thousand
dollars extra spread you knowyou made a fourteen hundred
dollars extra for ten minutes ofbeing uncomfortable how many
times you think you can do thatthis week and then they start
doing it more

Dominick (35:26):
I love that i

Mike (35:28):
very

Dominick (35:28):
absolutely love that i absolutely love that yeah but i
think it's why is that notimportant on the disposition
side it should be yeah it shouldbe because if we can et you know
five six or seven gram more onthe acquisition side and two to
five k more on the dispositionside over the year that will
save some people's entirebusiness Mike some people might

(35:54):
in like little adjustments orbumps make an extra two hundred
fifty thousand and that might betheir profit and you might
either break even or go outtabusiness because you're not
doing those little things.

Mike (36:05):
Mm.
How are you treating cause iknow you're doing innovations
and i know you're just doingstraight wholesale too.
Uh like how are like how do youtreat those differently or are
you just kind of treating itsimilarly

Dominick (36:20):
So that's a super question and um you know i come
from uh a history of doing atremendous amount of hedge fund
deals right and i use thatexperience to our advantage so
when we talk about a cash deal.
Um one of the biggest things andyou Guys probably practice this

(36:40):
a lot too is just try to get anumber out of the seller right
have a Conversation find outabout the motivation care about
what they're going throughrelate to them build a friend.
To see if they can reveal anumber right if you can tell in
that Conversation that theyreally believe that they deserve
that number and it's miles apartfrom the cash deal eh you almost

(37:06):
have to deliver the informationin a way where you're not gonna
wanna take this deal right ihave a if I'm gonna have to buy
this for cash I'm gonna have togo through x y and z I'm gonna
go through all this stuff idon't wanna offend you I'm not
sure if it's gonna be right foryou because my partners are
gonna want it at this numberxxx.
Oh yeah there's no way I'm gonnatake this whatever and we

(37:29):
justify why we see if we canbridge it and if we can the
Brilliant ideas listen we workwith a lot of institutions we
work with a lot of Investors andthey just buy properties in bulk
and they typically can pay a lotmore than we can.
Right so if you wanna just giveme a few minutes we have a

(37:51):
system we can run it through andwe have some people we can check
with to see if this is evencloser anywhere closer to the
number that you needed at rightand if it is we come back to
them and say listen if you wantif I'm gonna close cash i can
close typically in like twoweeks two or three weeks if you
give me if i can get your numberif you give me Sixty to seventy

(38:12):
five days or whatever the youknow the timeframe is based on
that Conversation um, i can verylikely get my Investors to buy
it and then we tell them most ofthe time most of the time based
on our preliminary reviews weknow that we can get it done so
that's about eighty percent ofthe time the other Twenty

(38:32):
percent of the time we'll justget retail backups for you.
So we'll get prequalified retailpeople that we feel that we know
can buy that house ah and then11 they agree to all of it and
we're contracting it we also goover a power to let them know
how we're getting those retailbackup offers with the EMB
listing and stuff like that

Mike (38:53):
right and then on the dispose side let's say like
you're talking to Investorsdirectly versus like maybe
talking to agents with retailbuyers how does that
Conversation sound different.

Dominick (39:06):
you know the funny thing is it comes up all the
time it comes up all the timelike what is this because what
we're gonna do if we put it onthe market we're either gonna
use a flat fee listing serviceor make a realtor relationship
en list it.
And i like to field the callsright i like a lot of them to
come into us into the officebecause we're just gonna take
care of it a lot better based onour direct direction so

(39:30):
everyone's not everyone but mostpeople are curious like what it
is this it says a for sale byowner or it's listed with the
service like what's the scenariogoing on here it looks like it's
an investor what's your positionwho are you are you the seller
or you not the seller so that'scome up a lot and essentially we
used to complicate by explainingthe process and now we've

(39:51):
simplified by just saying youknow we have a power of attorney
with the underlying sellerassociate we're an associate of
the seller and we have a powerof attorney and it just allows
us to list it and make decisionson pricing and stuff like that.
En people most all the time theyjust accept it they're fine with
it and then we just explain tothem it's just like a regular

(40:13):
transaction too you just makeyour offer and we just go to
close just like any othertransaction so we just try to
like be passive with it and justact like it's not a big deal en
most of the time it's it'stotally fine and uh people don't
probe.

Mike (40:28):
Yeah and then on the negotiation side though you know
obvious we just kind of youshared that recent story with
that saity with an investor areyou treating the negotiation a
bit differently if you'redealing with a realtor with a
with a retail.

Dominick (40:44):
Uh am i treating it differently so i do mention to
them we've price it aggressivelybecause we try to pre account
for the current condition thatit's in so just take that into
consideration when you Guys areputting your offer in that if
you think you wanna deduct for aroof or flooring o Cosmetics o

(41:04):
whatever we've done a lot ofthat on the front end are you
Guys okay with this number justmake sure that you talk to your
buyers so we do try to preventit we can't really like what
I've learned in this new marketis if you do that too
aggressively.
Um it will chase them away cuzretail buyers are very emotional
so it's more of a hybrid ofgetting your point across and

(41:27):
letting them know there is alittle bit of light at the end
of the tunnel if we really needto figure something out

Mike (41:33):
Mm.

Dominick (41:33):
you know we're not gonna be unreasonable.

Mike (41:36):
yeah you still want them to put the offer in to get the
Conversation really going

Dominick (41:40):
Ya ya

Mike (41:42):
gotcha gotcha and then.
Um, i think we should touch alittle bit on it we haven't yet
es you're doing a lot of kind ofcommunity stuff a lo that you're
building this community as youGuys are doing your business
right and and you're filming alot of live stuff i think it's
super interesting do you wannakind of share i guess first of

(42:02):
all why you decided to do that.

Dominick (42:05):
yeah so you know you you always you put a lot of time
into so this is gonna be mythird wave of getting involved
into a business building abusiness I've been successful a
couple of times before buildinga multimillion dollar business
so i know that I'm capable ofit.
Ah, but when businesses come andgo and you have to start from

(42:29):
scratch you know there's alwaysso many different ways to do
things.
Um, I'm starting to want to puta lot more of an influence on.
Um a social community and asocial brand right cuz i just
feel like regardless of whathappens with businesses those
will always be around and youknow as interested as i am with

(42:50):
building businesses and making agood amount of money.
Really at the end of the day idon't care about money i
genuinely do like helping peoplei tend to lean a little bit more
toward the act of um building acommunity uh i guess her mosy
says it a bunch of times rightgive give give give give until
people ask i don't wanna buildanything that or just selling en

(43:18):
i don't wanna say poisoning mybrand but i think being liked is
is just important to me it justfeels good it feels great I'd
rather be that individual thanbeing proud of Growing a base of
haters because it Gives meattention right so um, if i
build a little bit more of apersonal brand and a really good

(43:40):
community that genuinely isself-policing and can produce
deals for themselves and us herein the office i think it'll be
an ultimate win.

Mike (43:50):
Ya and for the people haven't seen the stuff you're
out like how are you going aboutbuilding that community.

Dominick (43:57):
You know so far it's been pretty org organically
right so ah, we're just tryingto i mean you see the green
screen behind us we're tryingour best to as we do our calls
and we feel our calls hit therecord button with the OBS
interface connection that we'vegot set up and as we record the
calls we put them out on oursocial profile so tiktok

(44:18):
Instagram and Facebook right andwe have a lot of ind things set
up that can point people towardthe fact that we have a Facebook
group the Facebook group escalled all lead su right and the
concept of all lead suck is youknow it's sad to say but not
only wholesaling and real estatein general but also for most

(44:42):
entrepreneurs people are in.
Out of business for themselvesand way more people fail than
succeed a people on the leadsand the lead flow right i hear
it ah, i mean dude we've beendoing this you've been doing
this for years now Mike we kindof grew together in this
industry in this market and youknow salespeople will come and

(45:05):
go and a lot of people willblame it on the leads and if you
stop blaming it on the leads andyou start looking at yourself
more you're just gonna be waymore successful it's just a it
is just the way of it you knowit's just what we've
experienced.
Ah, so it is just kind of a playon words you know naming it all
lead suck.

(45:27):
Um, just because it's cool funand attractive and then our job
is to oppose that fact.

Mike (45:36):
Gotcha what is?
Um, I'm curious.
What is OBS i i haven't.
Heard of that before.

Dominick (45:42):
I don't know what it stands for it's ah, it's a
program that's on r.
PC that kind of is hooked upwith a camera that allows me to
record the videos just we canshow to you next time in your
office they go into a video fileevery time so a hit start it
start a hit stop that video intoa file and we have the social

(46:05):
media editors here they'll takedos videos and then they'll clip
them and edit them and thenthey'll put them up on social
media now what it also does esfor podcasters you can
simultaneously record and golive with multiple different
groups on social media like youcan go Facebook live youtube
live um and there's a handful ofother things that you can do

(46:26):
with it so it does that itprobably does more i don't
really know.

Mike (46:31):
En it like if you're on calls it will like let the
people you know follow your.
Call in the video as opposed tojust hearing your side they can
hear the seller

Dominick (46:42):
Correct yep yep yep it record both sides simultaneously
yeah yeah it's pretty cool sohave you heard of restream

Mike (46:55):
ah no, i haven't actually

Dominick (46:57):
okay.
Ah, what are what is this thatwe're on now guest ecam

Mike (47:02):
ecam yeah.

Dominick (47:04):
ecamm its probable i don i don if if it can be
related so disregard la

Mike (47:13):
Ah, cool um i think another thing I'd like to talk
with you about is i know youGuys are we were talking in your
office i think it was justyesterday or maybe the day
before anyone doesn't know we'rein the same building so that
happens a lot.
Um is you Guys are using a lotof ai and you were saying you

(47:34):
know.
If you're not able to get intouch with the lead you're kind
of thrown into the ai actuallymaybe just kind of if you could
walk people through how it Workscuz I'm not the best person to
explain it.

Dominick (47:45):
Yeah so we have a CRM that's called ai speak le and
the CRM is infused with umtalking ai and texting ai right
now you have to be careful whenyou're using talking ai because
the leads that you bring intoyour CRM they have to opt in
correctly right with the correctverbiage that allows you um to

(48:07):
use ai to contact the peoplewith ai right ah, so most lead
providers have adapted right soif you're gonna send leads into
your CRM most of them have preaccounted for that in their
terms and conditions or whateverthe pop privacy policy whatever
it is that people check whenthey submit a form so um, when a

(48:27):
lead comes into our system thefirst thing we wanna do is have
human beings talking to them andnot really the ai so salespeople
wanna talk and we'll try wannamake the good old fashioned
College tribe just calling andtrying to get them on the phone.
A a certain point.
Um, people will put dead leadsinto a dead lead bucket and
maybe run a dialer on them orhave a followup manager go to

(48:47):
them or have whatever process itis that they have so our
process.
Um is you know the first tendays or the ten days of hell you
just gotta call them people atleast three times a day or
several times a day doubletapping just trying to get
people on the line right and ifat some point in time they just
don't go on the line we take itand we give it to the ai and the

(49:08):
ai will try to dial and call twoor three times a day and try to
text and send a bait text and doall these different things
through the workflows that weset up to get them back on the
phone now when they get themback on the phone it can have a
Conversation with them.
It can do an introduction it canask some questions and it can
just try to see if there's stillsome interest now i don't think

(49:30):
it's good enough in my opinionto have these really long
elaborate Conversations but itcan check in and it can ask a
few things and if the people areinterested it can live transfer
the call to the sales Guys hereso it might get on and say.
Hey you know you Filled out aform not too long ago asking if
you want a cash offer do youwant me to see if i can get you
that offer really quick are youstill interested ya I'm still

(49:53):
interested.
Okay, hold the line a second nowit'll work it'll work like an
Automation or like a text towhere based on the Answers it'll
do something different.
Right so there's a lot of ifthis then that conditions that
can be built in so it can be asshort or as long as a
Conversation as you really wannaset up you just have to gauge

(50:14):
like how long people will stickaround how long your leads will
stick around and talk to a robotum, so what we've experienced so
far likely not too long so wejust like the concept of it
getting people on the phone witha very smaller amount of
qualification and then get itover to a real life person

Mike (50:31):
That as it hey in cash if they give a positive response
transferring do you go slightfurther.
Okay.

Dominick (50:40):
no we don't go slightly further we're gonna
build it out a little test it alittle bit more over time but
right now for those followups isjust get them on the line see if
they're interested them over toa live person.

Mike (50:52):
Gotcha and is there you know one you know we do a lot of
ourselves not ai you know we'vegot people doing it um and
sometimes you run into the issueif you're doing we are doing
live transfers too where we runin person appointments in the
afternoon live transfers mightbe going to no one if all the
reps are on appointments.

(51:13):
Um is there a way with like theai someone can.
Sales manager turn up they we'vegot a lot of sales in the office
right now let lets crank thisthing versus you know obviously
with humans you can say.
Hey home right like is that apossibility with the

Dominick (51:35):
Yeah man it's super robust dude it's just um, it's
extremely possible yeah so youcontrol so when you when you
either purchase the CRM or mostall ai platforms that I've seen
that use talking ai you you canadjust the volume or the
capability right so i guess ifyou have a ton of leads in your

(51:58):
system and you have to keep yourGuys busy and they've all opted
in the right way but a lot ofthem have gone dead or you can't
get them back on the line andyou wanna run calls through
them.
Right you can do a call a minuteyou can do call two calls a
minute you can do fifty calls aminute you know the more volume
of calls you do.
Uh the more people that'll geton the line and the more it'll
transfer over to your team rightand i think the capability now

(52:22):
is about ten thousand dials andthirty minutes right so it's
extremely robust it can do a lotin a really short period of
time.
Ah, so i think if i remember socold calling with an depending
on the that you're using so sayit's one of those ten line you
know va can do a thousand callsa thousands in a day and a

(52:46):
thousand ds typically produceabout a couple of leads at least
that's the cold calling thatI've been exposed to I've been
used to it's all different waysto do it right so if you want
the ai to act like two virtualassistance you just double.
Do two thousand a day o fourthousand or five thousand and
then you can replicate it fromthere to emulate you know what a

(53:10):
a human virtual a can do o morethan one human virtual a can do

Mike (53:16):
And if you have one sales rep in the office unless pretend
is not he she is not out theythey're sitting there the which
isn't realistic i mean how manysare you hour to keep that person
like busy on the

Dominick (53:34):
you know you want the sales rep to get the leads in
gradually um, you want the salesrep to be able like one of the
simplest things Mike I'velearned over the years is it's
super important for the salesreps to have long Conversations
right.
En it might sound simple or dumbbecause there's so many moving

(53:56):
parts to sales that areimportant but the fact of the
matter is if a great sales repcan have a long Conversation
thirty to forty five minutes theperson on the other side they
they're less likely to wanna dothat with another company all
over again if that's what theirexpectation is right and that
Gives you a little bit more of aleg up we're just looking for a

(54:17):
few percent here a few percentthere of the potential for
success right so i think for onesales person.
Um with no junior person alongwith them uh and you just wanna
get them right amount leadsmaybe a couple thousand dials a
day

Mike (54:33):
Okay,

Dominick (54:34):
so like that would be like two human uh virtual
assistance just getting leadsover to them and maybe they'll
get four to six leads orsomething to them and they can
have good quality Conversationbecause the sales reps are also
probably gonna do their owndials too right

Mike (54:48):
Mm-hmm.
Yep yeah.
and then on the texting side ofit like how how do you Guys use
ai in terms of texting

Dominick (54:58):
Um so uh, it's kind of the same stuff it's um a lot of
it is bait texting and then ifthey text back that's when the
ai because it's a com it's acombination of texting
automations and then when thereplies come then the ai kicks
in to answer the replies rightso it's just gauging it's the

(55:21):
same thing as the talking but intext form gauging interest see
if they're still interested andthen in the CRM the
Conversations pop up right sowhen the automations and the ai
ar talking to people somethingwill pop up in the Conversation
view and then a human can lookat it and they can either call
them.

(55:42):
Um.
Right then and there o let theConversation play a little bit
more because if it's a lot of fuand take me off your list and
all this bullshit they probablyare not gonna call them and then
the talking ai and the textingai will automatically send them
to DNC send them to dead or putthem to rest for a while if

(56:04):
they're just not ready rightnow.

Mike (56:06):
Gotcha are you using the ah, ai at like let's say someone
fill a a form on your websiteand you know maybe it's like i
don know crazy la like is aimessage them at all to have a
Conversation to kind of can getto if it's after hours.

Dominick (56:27):
Ah, yeah i mean it'll tell them that someone's gonna
call them back early in themorning.
Ah, we don't have it having toolong of any elaborate
Conversations i think you knowone thing that I've always felt
and i still believe in sales esah that that level of Curiosity
has to kind of stay there enprepare en keep the interest for

(56:49):
the person to wanna get on thecall with the sales person.
Ah.
so if the ai is gonna have toomuch of a Conversation.
Ah, o reveal a little too muchwe don't want it to either
satisfy o discourage the personon the other line so it just
will just dangle certain thingsand that level of Curiosity or
hope o whatever until the humangets on the line with them and

(57:12):
one of the simplest thingsthat'll do like if it's
overnight especially it's like.
Hey we just receive your callyou know my sales.
Guy is gonna give you a call atnine thirty is that okay and say
yes.
Perfect no and what time andthey'll give a time and then we
times

Mike (57:31):
Gotcha very cool and then.
Um, you Guys are doing prettymuch nationwide from what we
were discussing the other daywhat made you decide to go that
route.
Um versus just uh doing theJacksonville.

Dominick (57:49):
You know ah.
When Gonzalo and i grew andbuilt cash gekes we were cold
call heavy right the reason wewere so cold call heavy is
because you can pull specificdata points that are the exact
buy box for the process that wehad for the hedge funds that we
were working with right if youdo PPC Facebook at digital

(58:11):
marketing stuff like thatthere's gonna be a lot of things
outside of that buyback thatjust wouldn't make sense.
For the exit path that we wantedto build on right.
Ah, so my experience for thelast i mean you know I've been
out of cash cakes for two and ahalf years now but my entire
experience with cash cakes forfive and a half years was that

(58:33):
it was cold calling.
Ah for some reason instead ofcash cakes with that model we
couldn't complement it properlywith digital marketing and
things like that just didn'twork out well for us right so
now in this new comp so thecompany named now a simple cell
right so when we started withthis company.
Um, we wanted to revisit.

(58:55):
Um, because there's so many goodthings that people are talking
about with um digital marketingleads and PPC right so we said
you know we owe it to ourselvesto give it a good old call try
and see if we can make it workand to us if we're in the deals
directly and we have thesemultiple extra strategies those
leads were a lot warmer.
Warmer than the cold leads fromthe cold calls um and you know

(59:18):
we pride ourselves in beingdecently well at sales.
Um and we just felt like wewould perform well with it.
Um, so you said why do we gonationwide so we went nationwide
because you can test the waterson these digital leads at a
lower cost.

(59:39):
So it's like if I'm gonna go inone market or in Jacksonville
and if the cost per lead for PPCis i don't know a thousand bucks
seven hundred bucks um you knowi don't wanna test it out and be
wrong and waste Twenty grandfifty grand you know so if we're
able to keep that cost down.

(01:00:01):
Ah, you know maybe a hundredbucks a lead a hundred fifty
bucks a lead.
Um, we can test the waters inthese outside markets proof
concept and then we can decideif we wanna hone in on one
individual market o a handful ofcertain individual markets.

Mike (01:00:16):
Is that typically in when you're doing the

Dominick (01:00:23):
Ah, yeah.
So Louis are we still around ahundred fifty bucks a lead for
the digital marketing leads ithink we're hovering around
there yeah we're hovering aroundthere.

Mike (01:00:35):
gotcha ya its way cheap and.

Dominick (01:00:39):
Yeah i mean because like Jacksonville um, i think uh
and this is probably a year anda half ago with just
Jacksonville was like betweenlike because it's seven i think
it was seven hundred dollarscosts per lead but then when you
factor in the the management feefor the company it gets closer
to a thousand.

Mike (01:00:59):
Ya ya what are the challenges though that you face
when going the national route.

Dominick (01:01:07):
Everything everything man so and and it's cool and
it's fun challenges because itexposes you to so much and i i
just i like figuring stuff outright and i don't wanna do it
recklessly to lose money um, butit's a really fun experience so
the challenges are you you knowyou realize either it's very

(01:01:29):
difficult to dis to dispos enlowly populated markets um and
if that's the case what are thebest routes to do it right and
if you figure out the bestroutes to disposition in lowly
populated markets that'll helpyou disposition in highly
populated markets may be alittle bit better right so i

(01:01:49):
think it's a priceless Um,because.

Mike (01:01:53):
The the before i forget what are the best methods to
this po and lovely populatedmarkets

Dominick (01:02:00):
I mean by hands its getting a power getting a power
with the seller and listing iton the open market that's gonna
be the number one best way todisposition.
Ah, but another thing thatpeople probably underestimate.
Ah, es Facebook you knowFacebook marketplace.

(01:02:20):
Has your magical buyers.
Ah, so it is surpris us a coupletimes it's not consistent but
it's something that should bedone simultaneously along with
other ways to market obviouslymost people know that Facebook
groups great.
You know and here inJacksonville we have an
incredible Facebook group calledyellow bird or yellow connect

(01:02:43):
it's finding those yellow birdgroups es what we say here en
other outside markets becausethe group is magical man en Kyle
pas is a magician

Mike (01:02:54):
yeah yeah i think there's like twelve thousand people in
that group i didn't even knowthat many i don't even think
that many people actually investin

Dominick (01:03:00):
and dude its a genuinely org organically built
a very Interactive group i meanbecause dude I've seen it time
after time and i don't wannaname the group cuz a friend of
mine has it there's a groupthere with a fifty thousand
people that gets nowhere nearthe activity

Mike (01:03:18):
Mm-hmm.
Yeah yeah there are a lot likethat ah, so what are i cut you
off there i was just really whatare the additional challenges
nationwide.

Dominick (01:03:31):
so we talked about.
Yeah acquiring in those marketsare challeng too because you can
you can look at Camps but wecontinue to get surprised on the
Neighborhoods and the activitiesso for example we have a
Novation en a Neighborhoodcalled Lakewood ranch Florida
it's just outside of sao it'skind of like you how y de

(01:03:55):
Jacksonville right and we itit's still decent we're not
getting a lot of activity on butwe thought it was gonna be like
Wildfire we're gonna list itlower than what most of the
listings are going for in thatarea we're gonna sell well and
we'll make a good spread on itright but we're not getting a
lot of activity we've maybe hadtwo or three visits in almost a

(01:04:16):
month and we've lowered itgradually and we got it to the
point where we can't reallylower it much more.
Ah and it just turns out there'sthere's a couple of new build
Neighborhoods there that haveprices that are lower than our
price and they're giving alltypes of you know benefits bonus
pluses additives concessions andstuff like that and that's

(01:04:38):
killing that deal so knowing thelocal markets are tricky.
Ah, um dispositioning it topeople that you don't know is
tricky building that dispositionlist finding those groups and
finding paths and ways to sellthose deals

Mike (01:04:57):
Gotcha are you using investor lift or any of those
type tools at all o?

Dominick (01:05:03):
you know.
We probably should look moreinto different ways to use
investor lift because with cashgeeks we had investor lift ah
and we didn't have a whole lotof really good success with it
and en simple cell we've alsoused investor lift through other
people ah and have not had toogood of an experience with it

(01:05:26):
and i don't think it's investorlift it's probably we're not
using it in the most effectiveway especially without direct
control on ways to use it maybefinding buyers with different
ways to reach out to them butlisting our stuff on investor
lift.
Um, we've not had the bestexperience

Mike (01:05:44):
fair enough yeah well.
Um we're getting close to theend here and there's always two
questions i like to ask at theend of the show

Dominick (01:05:52):
Okey.

Mike (01:05:53):
the first is what is the craziest o most uncomfortable
situation that you have everexperienced en real estate deal.

Dominick (01:06:04):
Ah so what comes to mind first is and i don't have a
lot of time to think through itbecause you know i probably with
caskes and with the businessthat we're doing now it's
probably over twelve hundredwholesale deals but what comes
to mind is a recent deal where.
Um, you know and it's typicalit's not anything outlandish or

(01:06:26):
outside of what people mightnormally hold on so ringing it
might they don't hear it

Mike (01:06:42):
It's a live transfer.

Dominick (01:06:44):
did you hear

Mike (01:06:45):
no I'm joking

Dominick (01:06:47):
okay.
No i lost your screen is it heregive me one second there we go.
Okay, sorry about that ah, yeah.
So we just have um, we have adeal in an outside market o we
had one and we sold itsuccessfully thankfully uh, but
it was in Columbia, Missouri andit was a nice house and a decent
subdivision cookie cuttersubdivision so it's one of those

(01:07:08):
things that if you buy it rightflip it sell it it would just be
smooth it was going intoforeclosure in about two weeks
and i have another screen i haveto close and the seller was on
meth dude i literally had threesellers on meth simultaneously.

(01:07:28):
Uh, three deals trying to disposwith sellers on meth
simultaneously so this is one ofthe meth sellers.
Um, i didn't realize it was sopopular out there dude.
Ah, so it was just superdifficult to.
Get on the line keep her on theline she so she she had this

(01:07:52):
house it looks nice from theoutside but it's completely
trashed on the inside she wasliving in the garage and not in
the house right and the housewas completely trash dog feces
all over the place multiplebuyers told me that when they
went inside this house theycouldn't step through it at all
and avoid dog feces so dog feceswould get all over their feet

(01:08:15):
what this Lady would do is shewould stay live in the garage
with her dog and when her doghad to go to the bathroom she
let him in the house i don't bythe life of me understand why
she didn't live in the house andhave the dog go shit in the
garage.
So so that's that's the way herlife had evolved um, but you

(01:08:40):
know people just they couldn'tsee past the condition to see
the opportunity and we thoughtwe had a price right so we
thought we were gonna make likethirty forty grand we got
squeezed all the way down tolike five grand and it was
really tough to renegotiate herbecause she wasn't of sound mind
to understand why we had to beat the price we need to be at

(01:09:00):
because if we do five thousanddollars deals where costs per
deal can be anywhere from avariation of Twenty five hundred
to four thousand dollars i meanwe're gonna be at a business
doing five thousand dollarsdeals right so really got to
probably like a day before.
Where i think it was morning ofto come her to agree to a number

(01:09:25):
that was it was a fourteenthousand deal at the end of the
day and have the title companygo they had to close like the
title agent from the company hadto personally visit and we
really had to grid to get thisdone they close on a car on the
car hood outside of the front ofthe house que no one could go
inside that house and she wasn'treasonable to go anywhere o meet

(01:09:49):
them or go company even thoughit was only two miles away and
she drives.
Ah go there and the and thebuyer also wanted less so it was
just really difficult toconvince all parties to get to a
number that was fair and reallymade us be profitable on the
deal and get it done and thenshe also wanted all types of

(01:10:13):
post occupancy so we were ableto get like two months post
occupancy down to two weeks umand she was trying to get Hotels
out of it it was just like a lotof unreasonable requests but we
finally got through it and wefinally closed and we finally
made a positive spread

Mike (01:10:30):
nice well not nice but I'm glad it worked out at the end of
the day

Dominick (01:10:34):
ya.

Mike (01:10:36):
so the second question i always like to ask for the
people who are newer watchingthe show is if you could go back
in time and give yourself onepiece of advice when you were
looking for your first dealknowing what you know now what
would you tell yourself.

Dominick (01:10:54):
So if it's people just looking for their first deal i
think um there's two things thatimmediately come to mind don't
be nervous apprehensive orafraid to talk about numbers
that make sense right because ifyou don't.
Train yourself your team orother people they will train you

(01:11:17):
right so if you have a twohundred thousand dollars
property that you know deep inyour heart you need it at
seventy five thousand dollarsand i say two hundred thousand
we're talking about arv you knowyou need it at seventy five
thousand dollars you need toknow and believe in your heart
that that's the price you reallywith high confidence wanna talk
about and wanna shoot for andjustify really well why you need

(01:11:41):
at that number and just try totalk to them and bring them to
terms that make sense on thatnumber and then follow up right
follow up and be persistent withit and i not only talking to
people that are havingConversations with sellers but
if you're buying off the marketwith Realtors or whatever the
scenario es be persistent followup and then justify your number

(01:12:05):
right en great salespeople willdo it in a way.
Where people won't be pissed offat you because i think that
there's a lot of Investors oreally i don't wanna say weak
flippers but flippers that arelosing out just because they
want to be firm at their numberand act like assholes and you
know they want people to youknow crawl and come to them i

(01:12:27):
don't think that's the best wayto go about things you know you
can deliver a message in areally great way as to where if
you don't come to terms peoplestill like you right so you can
just justify it have a greattactful Conversation be
persistent and follow up andthen you'll get that deal

Mike (01:12:45):
Ya

Dominick (01:12:46):
or you will get a.
deal

Mike (01:12:48):
Yeah i think that's a great piece of advice
persistence kinda seems like thetheme throughout the show today

Dominick (01:12:56):
that's all i got Mike i don't have much in this world
but i do have that.

Mike (01:13:02):
i like it well dom if people wanna reach out to you
after the show if they havequestions or maybe they're
interested i know you Guys dolike a lot of free trainings
online or you're alwaysstreaming your your calls like
how can they go about connectingyou or finding that information

Dominick (01:13:17):
I think they can go to Dominic Felix on Facebook o they
can go to at real do Felix onInstagram you know look me up
post

Mike (01:13:26):
cool Awesome man thanks for being on the show.

Dominick (01:13:29):
right Mike thanks for your time man thanks for having
me on.