In this episode of REI Deal Finders, I break down one of the biggest growth tools in real estate: private capital. We talk about the difference between "money" and "capital," why that distinction matters, and how using private funding responsibly can help you move faster, take down more deals, and stop missing opportunities because you're waiting on the bank.

I share how our business went from traditional loans and a failed first private lender experience to funding 82 deals in one year with private capital. If you're trying to grow your real estate business, this episode will help you understand how to find private lenders, present deals professionally, protect their money, and build long-term relationships that can fuel your next level.

[0:32] – Why we don't all think or talk about money the same way
[1:05] – How we went from zero private deals to 82 in one year
[2:16] – Our first private lender story—and what happened when the money disappeared
[3:47] – How adversity forced us to get creative with funding
[4:25] – Why "private funding" is different from just talking about money
[5:11] – The role of capital in your real estate business
[7:06] – Where most businesses get startup capital
[9:49] – Why capital must be treated as a business tool, not spending money
[10:07] – The importance of separating Other People's Money into its own account
[12:04] – How access to capital lets you grab opportunities faster
[15:17] – Why capital gives you speed, confidence, and more chances to win
[20:17] – Why private capital is faster and easier than bank funding
[22:09] – The success steps: find people, present deals, protect the money, and repeat
[23:56] – How to start identifying potential private lenders
[26:35] – What to say when sharing your real estate journey with friends and family
[35:33] – Why creating a short private lender video can speed up the process
[39:15] – How to protect private lenders with contracts, attorneys, notes, and mortgages
[41:35] – Why communication keeps lenders confident and willing to lend again
[45:36] – How private capital can support any size need in your business

1. Private capital is not spending money—it's a business tool
2. Friends, family, and your network are often the first funding pool
3. Access to capital creates speed, confidence, and more deal opportunities
4. Protecting lenders legally and emotionally is the key to long-term trust
5. You don't need one lender with $200K—private capital can fill smaller gaps too

• REI Deal Finders Club – Join the community and apply for mentorship
• Recommended Book: Profit First for Real Estate Investors
• Private Money Club – Resource mentioned for connecting with private lenders
• Deal Finder Data – Partner resource for finding and analyzing deals
• Find & Flip Workshop – Two-day training on finding, funding, and flipping deals

If this episode helped you rethink how capital can grow your business, do me a favor—rate, follow, and review the podcast. And share it with someone who needs to stop waiting on funding and start building their deal pipeline.

Let's go get that next deal.

In this episode of REI Deal Finders, we break down the full data-driven process of finding motivated sellers and discount properties—starting completely free and scaling up to powerful paid tools. If you've ever felt overwhelmed trying to figure out where to even look for deals, this episode walks you through exactly how to research, identify, and reach out to property owners before anyone else does.

We cover everything from free county records and auction sites to the top three paid apps our team uses daily—Deal Machine, PropStream, and Deal Finder Data—including how AI is now predicting which homeowners are most likely to sell. Whether you're just getting started or looking to systematize your lead generation, this episode gives you the tools and mindset to move forward and take action.

Episode Highlights

[1:21] – The honest truth: most people won't take action—will you?

[3:45] – Matching your strategy to your resources: time vs. money

[6:46] – The best lists for finding motivated sellers and how AI predicts who's about to sell

[8:03] – Free source #1: County websites—probate, divorce, bankruptcy, and liens hiding in plain sight

[11:30] – Don't fall down the rabbit hole—what you actually need from county records

[12:44] – Zillow, Realtor.com, and the truth about Zestimates

[14:46] – Finding deals in the "For Rent by Owner" section and auction sites like Auction.com

[19:21] – Deal Machine: driving-for-dollars app, AI seller prediction, and calling owners in real time

[24:02] – Absentee owners: why this is the #1 list to target

[25:13] – PropStream deep dive: comps, MLS + public record data, and why the MLS alone misses 50% of sales

[34:00] – Deal Finder Data: AI Sale Predictor, bored investor leads, and filtering for likely sellers in one click

[37:39] – Sending marketing directly from the apps and choosing tools you'll actually use consistently

[41:37] – Your next step starts tomorrow: build your action plan and get on a call

5 Key Takeaways

1. Free data is everywhere—county websites, Zillow, and auction sites are untapped by most investors
2. AI tools now predict which homeowners are likely to sell, giving you a serious edge
3. PropStream pulls both MLS and public record data—giving you 2x the comps agents see
4. Absentee owners and bored investors are two of the highest-converting lead sources
5. Consistency beats perfection—use the tools you'll actually open every day

Links & Resources

• REI Deal Finders Club – Join the community: reidealfinders.club
• Deal Machine – Driving for dollars app: dealmachine.com
• PropStream – Investor research and comp platform: propstream.com
• Deal Finder Data – AI-powered lead generation tool: dealfinderdata.com
• Free lead sources: Zillow, Realtor.com, Auction.com, county tax assessor and clerk of court websites

If this episode helped you see how data and the right tools can transform your deal-finding process, do us a favor—rate, follow, and review the podcast. And share it with someone who's ready to stop looking and start finding.

Let's go get that next deal.

In this episode of REI Deal Finders, I break down the full process of finding, analyzing, and executing profitable flip deals—from sourcing opportunities to building your contractor team and managing your rehab timeline. If you've ever wondered why some investors consistently find great deals while others stay stuck, this episode lays it all out step-by-step.

We dive into the systems behind deal finding, the importance of accurate comps, and how to confidently evaluate deals so you don't lose money before you even get started. Whether you're preparing for your first flip or looking to tighten up your process, this episode gives you the practical framework to move forward with confidence.

[0:21] – Why finding deals is a system—not luck or timing

[0:44] – The 3 key stages: marketing, communication, and negotiation

[1:09] – How to comp properties correctly (and avoid costly mistakes)

[1:58] – Why active listings are NOT real comps

[2:47] – What to do when you can't find comparable properties

[3:39] – Why guessing ARV will kill your deal before it starts

[4:51] – How lenders evaluate you based on your numbers

[6:12] – Building a professional scope of work to secure funding

[8:24] – The 3-step flip process: find, fix, and sell

[9:31] – Why your contractor team is critical to your success

[10:21] – Time vs. money: how delays destroy your profits

[11:35] – Quick rehab cost estimates to evaluate deals fast

[14:34] – Why you need a materials database (and how to build one)

[16:54] – Labor vs. materials: where investors get taken advantage of

[20:05] – Why you must inspect every deal before buying

[22:29] – How to properly vet contractors (and avoid bad hires)

[27:10] – The real cost of holding a property per day

[30:00] – Why flipping is a system—not a one-time event

[31:08] – The most important step: taking action and getting started

1. Deal finding is a system—build it and stay consistent
2. Accurate comps and ARV are the foundation of every profitable deal
3. Time kills deals—manage your timeline as tightly as your budget
4. Your contractor team can make or break your flip
5. Action beats perfection—your next step is what moves your business forward

• REI Deal Finders Club – Join the community and connect with deal finders

• Deal Finders Workshop – Deep dive into finding, funding, and flipping deals

• Scope of Work Template (shared inside the community)

• Connect on YouTube + Facebook @REIDealFinders

If this episode helped you better understand how to find and execute flip deals, do me a favor—rate, follow, and review the podcast. And share it with someone ready to take action and land their first (or next) deal.

Let's go get that next deal.