What's happening everybody? Welcome to this week's segment of you guessed it the no limit minute. Now folks I'm really excited about what I'm talking to you today.

I don't know if I like I say this every week because I'm always excited to talk to you guys. I'm always excited to learn new things.

I hope you guys are as well and honestly I feel like you are because that's why you're here listening to this podcast in the first place.

So today I wanted to talk about the concept and the execution of getting off market deals. Now there's a variety of ways to get off market deals.

There is the broker off market deal where the broker finds the opportunity but they haven't quite brought it to market yet.

They send it out to a few trusted people that they know or the mass trusted people that know sometimes they have about a hundred people that they think would be awesome for this particular deal.

So they send it out to that small list first before any kind of mass blast email campaign or something like that where it goes to true market.

Or even lesser than that you've got someone coming in or you've got them distributing it out to just a handful of people hopefully you're that handful of people because that's where you're going to get the best opportunity.

And then even lesser than that you've got a broker literally only sending you this one off market deal this one opportunity because you have built such great rapport with them.

They believe you can be there one and done connection where they send it to you you look at it and almost immediately you're like yes I'm interested let's let's pursue with this let's make this happen.

Then those are the broker avenues for off market deals then you have the direct to seller off market deals and I will say we don't primarily target the direct to seller because we don't do direct to seller marketing campaigns.

We don't send emails to text messages or anything like that. However, in a hot market in a market where it's extremely difficult to find a deal that truly pencils out because you think about all the compressions of the cap rates you think about how how much inflation has happened.

And overall just how much appreciation has happened in almost every market over the last two years.

Rent growth you think about the sheer competition the supply and demand aspect aspect of it all and there's some serious competition in the game right now which is continued to drive prices and an upward trajectory which then sends me back to what I was initially saying how I think now more than ever.

It makes a lot of sense to actually start doing some kind of targeted campaign some kind of targeted marking to direct to seller individuals as well as trying to get that true off market deal from brokers so there's basically two ways you can do it you can build a really strong rapport with the broker where you can send out these marketing campaigns whether that be emails text messages you can do the the voicemail calls you can just straight up cold call you can send letters to their

letters to their their address or their property or whatever that you whatever it is you want to do where you can even do both you can do all the above and try to make sure that you're getting the best opportunity that there is possible out there.

And I say all of this because it's still working it's still actually something that you can do and that's because we've done it we've done it before in the past and we're doing it right now literally as a record.

Literally as I'm recording this episode we have literally just a week or two ago gotten an off market deal direct to seller from cold calling believe it or not and I wasn't even cold calling with the intent to cold call the funny thing was I was calling around to some different owners.

Of some different RV parks because I just we there was a piece property we were looking to buy and we were looking to develop an RV park on this piece property and so what I was going to do was I was calling around all these different property managers and owners of these parks are in the surrounding areas.

Because I wanted to know what amenities they had how what was the availability like you know where they booked out for months and months on in or was there a lot of room how much rent were they actually charging and then based on the rent they were charging and the availability that they had that kind of gave me a gauge of demand then the amenities that they have helped me understand what amenities we may need to have to charge specific amounts of rent what kind of seasonality was there.

What you know all these different things in questions that I was asking but I was asking as if I actually had an RV and I wanted to go and I wanted to rent and our rent a spot rent a dirt spot at these different parks.

And I got on call literally about six people get you know six people six person I call the phone sky and then come to find out he has another park that he was looking to develop he'd been in the industry for decades and decades but he had the South Park that he'd been thinking about developing and wanting to develop the last couple of years but just never really took the took the time to do it once they took the initiative because he already had the land so he didn't take the time.

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