To the men and women who want to quit work someday…
I Will Not Just Tell You About My Small
Apartment Successes, But Rather… I Will
Introduce You to Your Own!
From Your Home, Look Over My Shoulder on How I Run a Nationwide Real Estate Investment Business Virtually and Part-time
Want to Partner on Small Apartments? Bring Me Your Deals.
I Have a Plan for You and Your Business.
FROM THE DESK OF LANCE EDWARDS:
Dear Real Estate Entrepreneur,
You may or may not know me, but I quietly run a virtual real estate business nationwide buying and selling real estate, all from my home office.
I rarely visit the property
I rarely speak to a seller
I rarely speak to a buyer
I rarely use my own money
I rarely do anything other than make decisions
I say “rarely” because I do actively plug myself into the business occasionally to get first-hand feedback on what’s happening so I can tweak and optimize my business systems. But other than that, technology and other people do ALL the work for me.
The fact that you may not know me is actually comforting to me since I prefer the quiet life; overseeing my automated operations while I spend time with my wife, Kim, and our dog, Riley.
I’m In a Secret Niche
And it’s a niche that few people even bother to look at: small apartments (2-30 unit buildings) but my absolute sweet spot is 2-4 unit properties (duplexes, triplexes and four-plexes).
Why 2-4 units? Here’s why:
I can earn cash flow without dealing with tenants and toilets
I can even earn cash flow without dealing with property managers
There’s LOTS of them nationwide
Less competition than single family
Dealing with flexible Mom & Pop owners
Most real estate investors ignore 2-4 units
Greater cash flow than single family
Can hire good management companies
They are prime for flexible seller financing
I Prefer the Road Less Traveled.
Here’s a Sample 4-Plex Deal of Mine (Actually Two)…
I must confess. I discovered small apartments by accident. I got my start in real estate when – as my FIRST deal - I bought a 100% occupied 4-plex for 100% seller financing (nothing down) at 6% interest. I had nothing down cash flow at closing.
Cha-ching. I was hooked. I discovered the secret: it’s all about dealing with Mom & Pop owners and getting seller financing on cash flowing properties.
Today, as I write this, I have a four-plex under contract sight unseen in another state. It’s a pretty property in a pretty area and 100% occupied. I’m buying it for $240,000, where it’s easily worth $280,000, with nothing down seller financing and ZERO percent interest rate. The mortgage paydown rate is gigantic, along with the cash flow and depreciation tax benefits!
And, of course, I NEVER personally guarantee the debt. Nor should you.
So Why Am I Revealing This to You?
Let me come clean up-front. I’m telling you this for a very SELFISH reason: I NEED YOUR HELP.
I have had my systems up and running for years on auto-pilot but I’m hungry for the action. I’m hungry for more deal flow.
You see, I’m aggressively buying small apartments nationwide with my private investors. And here’s the thing I learned long ago about private investors – they need to be fed. Hence, truth be told…
I Need Deal Flow
So I’m reaching out to recruit, train and guide a select number of action-oriented partners to help me boost my deal flow nationwide.
And if you’ll help me, I’ll help you. I’ll let you look over the shoulder of me and my team as we do these live deals so you gain tremendous insights for your own business on:
How we find deals
How we analyze and structure deals
How we negotiate with the Mom & Pop sellers
How we find buyers
How we negotiate with buyers
How we collect cash flow on property we no longer own
How we collect cash flow in properties we don’t manage
How we run the business
These are insights that can only be gained by seeing actuals deals being done by me and my team – step-by-step from beginning to end.
Announcing… My Real Deal Club
Learn Real Estate Investing By Seeing My Deals
Being Done, Nationwide, and Virtually – From Your Home
I’ve been training and coaching aspiring real estate investors and entrepreneurs since 2007 – through both good economies and bad. And what I know is that nothing gives anyone more confidence than seeing the actual deals being done.
Think about it…. Book learning can only take you so far. To really learn it and internalize it, you need to be able to look over the experts’ shoulder and see it done. And then get your questions answered on what you just observed.
What You’ll Learn Looking Over My Shoulder
on My Deals in Real Deal Club
Here’s what’s happening on any given deal in a typical week and what you’ll learn:
Step 1: We Evaluate Markets Nationwide:
How we evaluate & choose the markets & neighborhoods, nationwide
How we assess market values
How we do it all from our desk
Step 2: We Find the Deals:
How we find the off-market deals
How we interact with agents
How we determine the best deal structure going in
How we evaluate exit strategy options
How we price the deals
How we get sellers to say Yes to seller financing
How we get zero down and zero interest deals
How we do it all using a phone, the Internet and a tablet
Step 3: We Get the Property Under Contract:
How we make and present our offer
How we get the contract signed
How we address any and all challenges
How we do it all digitally.
Now once we’re under contract, we have a choice: Buy the property or flip it. So…
Step 4: We Flip the Properties We Don’t Want to Keep
How we determine whether to flip or buy
How we screen prospective buyers
How we negotiate the profit and get paid up-front
How we “show” a property 1000 miles away, OR…
Step 5: We Keep the Best Properties
How we do the inspections remotely
How we choose the best property managers
How we generate cash flow without even using managers
How we get paid four ways on properties we keep
How we raise private money and buy with OPM
From there, it’s just rinse and repeat. That’s basically the business.
Of course, this is the front lines of capitalism where things can happen. And when things happen that aren’t in the playbook, that’s when most newbies freeze. That’s the beauty of Real Deal Club and its greatest benefit…
In Real Deal Club, You’ll Learn to Think
and Act Like A Real Estate Entrepreneur
I’ve discovered that anyone can understand a recipe. But… what do you do when something goes wrong with the cake you’re baking because you forgot to read and follow the recipe? Well, welcome to the world of entrepreneurship where things can and do vary from the classroom teaching.
When a problem hits, most beginning real estate entrepreneurs go home and say to themselves something like, “Well, I guess it just wasn’t meant to be. I did my best. It’s not my fault.”
Successful real estate entrepreneurs say…. “Speed bump. Let’s make this happen!” In Real Deal Club, on every deal, you’ll look over our shoulder and…
Observe & Learn How Me and My Team Make the
Deals Happen - Despite the Challenges
It’s what I call the Entrepreneurial Mindset – the critical component of success in real estate. You can’t learn it in a book. You have to learn it in action. You’ll learn it with me and my team on my live deals – in a virtual format.
Plus, in Real Deal Club, You Qualify to Bring Me
Your Deals to Review or Partner
Do you recall my selfish reason for opening the kimono to my small apartments business? It’s to get massive deal flow from clients who understand EXACTLY the type of deals we’re doing.
I look to Real Deal Club members as my key deal finder partners for small apartment projects, especially 2-4 units, because there are so many of them out there! Of course, I’ll take larger properties as well.
If we partner, it’s simple:
You Bring Me the Deal. I Close It. You Get Paid.
Now, there is NO obligation for you to partner with me just as there’s NO guarantee that I’m going to partner with you - on anything. It’s always by mutual agreement. But I’m here to look at potentially partnering on any deal you bring me.
Otherwise, your deals are 100% yours to keep. Just copy the tactics and secrets you’ll be discovering and seeing in action as a member of Real Deal Club to close them all for yourself.
What Is the Format of Real Deal Club?
It’s simple. It’s based on the same model by which doctors are taught. That is, first you get the classroom learning. Then you look over the shoulder of the expert while they practice their trade. But it’s all done from your home. Virtually. Just like the business!
The classroom training is my in-depth Small Apartments School:
3-day LIVE virtual boot camp training, conducted monthly
Home Study System, delivered physically and digitally
Offer Generator software and Doable Deal Analyzer software
Upon graduation, you’ll immediately join Real Deal Club for 12 months. Real Deal Club picks up where the classroom left off to apply your learning on my deals:
LIVE Small group interactive webinar on 2nd and 4th Mondays, 9-10:30 Eastern. It’s all virtual – just like my business is and yours will be.
These small group sessions are conducted by my Transactions Team – the ones doing the actual deals. You’ll get updated on what’s happening on my deals – from new lead to closing, to cash: developing your confidence as you observe my deals progress through all five steps, as described above.
The focus is on you learning from MY deals. But we’ll also answer your questions on your markets and your deal situations. It’s interactive with you speaking and/or text chatting with my team during the webinar, both on my deals and your deals.
All sessions are recorded and made available for your review later
Unlimited deal structuring support and Q&A via email on your deals in-between the LIVE interactive sessions
“Lance in a Box” Deal Structuring Matrix – the same decision matrix that my Transactions Team uses to decide the best way to structure a deal going in. And the best exit strategy when we eventually come out. It’s my brain on paper (figuratively).
But Wait, There’s More…
Because I’m urgently expanding my network of deal finders nationwide, I’m including some incredible bonuses to make this a no-brainer decision for you:
BONUS #1 – Hotline Calls for Deal Support (Value $1500). Call and speak with any member of my Transactions Team for an extended consult on your deals - any topic: deal structuring, offer making, negotiations, closing, anything.
BONUS #2 – Access to My Buyer's List (Value $3600). On your wholesale deals, my Transactions Team will post your small apartments for sale online to my buyer’s list. (That is, if I don’t buy it first). LIMIT: 1 deal advertised per month.
BONUS #3 – Small Apartments On-Demand Video Training (Value: $1197). Want a refresher from your Small Apartments Boot Camp? Watch it online and virtually.
BONUS #4 – Raising Private Money On-Demand Video Training (Value $1997). I’ve taken my entire raising private money training and placed it online for your virtual learning. You’ll learn the technique in this on-demand training and then discover how I apply it on my real deals.
BONUS #5 – Two extra coaching calls per month for 12 months (Value $5999). With this bonus, you can join ADDITIONAL small group coaching calls on the 1st and 3rd Monday for answers exclusively to your deals. That's four coaching calls per month!
Ok Lance, What’s the Cost?
The 12-month program is normally $13,000. But… I’ve got a special offer for you as an imminent Small Apartments School graduate.
All Small Apartment School (SAS) graduates enjoy a special guarantee that I’ll buy your deal within 90 days of your graduation or I’ll rebate your SAS tuition. Some people have taken me up on the offer, some haven’t yet. Well, I’m rebating you immediately, like right NOW…
When You Join Real Deal Club Today,
I’m Gonna Rebate You 100% Today!
I’m so hungry to grow my network of deal finders that I’m gonna go ahead and give you your SAS tuition rebate now. That’s a $3495 SAS tuition rebate 100% applied to your Real Deal Club membership today. And then I’m extending you 12 easy monthly payments!
So, your Real Deal Club membership is only $799 per month for 12 months ($3500 savings). That means you can get started today for just $799!
Limited Offer: The SAS Tuition Rebate Offer is available until I fill the current class.
Lance, Is That the Best You Can Do?
Ok, I knew that was coming. So actually, I can better that. When you make a single payment and pay your 12-month membership up-front in a single payment, here’s what I’ll do…
Single Payment BONUS #1: Save $1500 over the payment plan. Your single payment price is only $7999 (Total $5000 savings).
Single Payment BONUS #2: New Apple iPad (Value $500). It’s your business in a box for small apartments. You just add Internet and phone. It’s all done virtually!
Single Payment BONUS #3: LLC Home Study System (Value $995). Properly run your business with all the entity formalities so that no one can pierce the veil of your business.
Either Way, Your Membership Fee is a Deposit.
I’m Paying You to Bring Me Small Apartment Deals
Recall my purpose is deal flow. And I’m counting on Real Deal Club members like you to bring me and my team 2-4-unit (or larger) properties that fit my criteria. And when I buy them, I’ll pay you your finder fee at closing. (The finder fee will vary with the deal: by size and quality).
What’s important to understand is that I ONLY partner with members who are actively working with me and my team. That’s because you’ve demonstrated you’re committed to the business and me. As opposed to the dopey-eyed do-nothing person who wants to bring me their brother-in-law’s broken-down duplex. You know what I’m talking about.
My Better-than-Risk-FREE Guarantee
Not sure yet? Then test drive it. I’ll give you a trial period to evaluate and decide; to see me and my team in action as the real deal. Enroll today; receive your home study system, get all the bonuses delivered digitally today. Download them to your computer. Attend a virtual boot camp with me and my team in the next 30 days and then decide.
I’m giving you 30 days from today or until the end of the virtual boot camp (whichever is sooner) to decide if this is for you. If not, simply let us know, return your physical materials, and I’ll 100% refund your payment. But you still keep all my digital downloads which you’ll have today!
Why am I making this crazy offer? Why am I taking the risk of people taking advantage of my generous offer and getting my system for free? Because I need your deal flow! And the reward I make on deals far exceeds the minimal risk of anyone asking for a return.
Let’s Recap So You Can Enroll and Get Your Rebate Today…
Real Deal Club:
Small Apartments School (SAS) 3-day virtual boot camp, conducted monthly
Home Study System, physical and digital delivery, receive now
Offer Generator software and Doable Deal Analyzer software
Upon Your SAS Graduation:
12-month Look Over My Shoulder on my deals: 2nd & 4th Mondays
All sessions recorded for playback and review
Unlimited Deal Structuring Support & Q&A via email
“Lance in a Box” – my deal structuring decision matrix
Partner with Lance on 2-4 unit properties (or larger)
BONUS #1: Hotline Calls for Deal Support
BONUS #2: Access to My Buyer's List
BONUS #3: Small Apartments On-Demand Video Training
BONUS #4: Raising Private Money On-Demand Video Training
BONUS #5: Two Extra Coaching Calls: Four per monrh!
Your Deposit (I pay you back in finder fees when I buy your 2-4 unit (or larger) deals):
- Payment Plan: $799 TODAY and 11 monthly payments of $799, OR
- Single Payment:
$13000$7999 TODAY, and
- Save extra $1500!
- Add new Apple iPad bonus ($500 value); receive now
- Add LLC Home Study System bonus ($995 value); receive now
Limited Offer: This SAS Tuition Rebate Offer is available only until I fill the current class. If you haven’t yet graduated from Small Apartments School, enroll now to lock in this limited offer and receive your iPad and LLC Home Study System now. Your 12-month membership and other bonuses start upon your graduation.
To our mutual success in small apartments,
