Monday you learned how to pull a number on a property. So here is the next piece, and it is the one that saves you the most time. Most of the leads that land in your inbox are not deals. April's whole filter for sorting them takes about a minute, and she runs it before she opens a spreadsheet. Here is the math. Take what the house will sell for fixed up, your ARV. Multiply it by 0.75. Then subtract what you think the repairs will cost. Whatever is left is roughly the most you would want to pay. Now compare that to the asking price. If the ask is within about $15,000 to $20,000 of your number, it is worth a real look. If it is way off, move on and go to the next one. April worked one live on the Wednesday zoom. House sells for $300,000 fixed up. Repair budget around $60,000. $300,000 x 0.75 = $225,000 $225,000 - $60,000 = $165,000 The asking price was $179,500. That is about $14,500 over her number, close enough that a seller might come down or the repairs might come in lighter. So that one earns the deep dive. Why 75 percent? Because the 25 percent you take off the top is what pays for everything people forget. Your profit, closing costs on both ends, agent fees when you sell, and the months you are holding the property while it is being worked on. Pay retail minus repairs and you have done all the work for free. Two things worth saying out loud. This is a gut check, not an underwrite. It tells you whether to spend the next hour on a property, not what to offer. And it only works if your repair number is honest, which is why April keeps a real line item price list for her market and updates it as prices move. Run it on the next three leads that hit your inbox this week. Most will fail, and that is the point. You just got an hour of your life back on each one. April's live every Wednesday at 3:30pm EST, and the part that never makes it into a post is the screen share, where she pulls a real property up with the photos and the budget and works the number in front of everybody. If you couldn't make this week's call, no worries, you'll just want to catch the next one: https://us02web.zoom.us/j/87105007205?pwd=966xaopMI5fyecfqRz6JAJIc2aZGv3.1

An agent texts you an address or a listing hits your inbox that actually looks like something. This is where most people freeze. They finally have a lead and no idea what to do with it. So let's fix that today, because it's the natural next step in what we've been building the last few weeks. You blocked the hour. You learned how to talk to an agent so they call you back. You put your buy box together. You got deals coming to you instead of chasing them. Now you have to know what to do when one shows up. First, be precise about the words. What you have is a lead, a property that might work. It does not become a deal until you run the numbers and they work. Most leads never become deals, and that is fine, that is the job. Your job right now is to find out which one this is, fast. Here's exactly what April does, in order. 1. Pull it up on Zillow. Not because Zillow's estimate is right, it isn't, but in North Florida the MLS feeds Zillow, so almost everything you need to value a house is sitting there for free. Worth checking whether that's true where you buy, because in a lot of markets it is. 2. Look at what an appraiser looks at. Square footage, year built, bedroom and bathroom count. That is your filter and nothing else matters yet. 3. Find what has actually sold nearby, not what is listed. Anybody can ask any price they want, so asking prices tell you nothing. Closed sales tell you what a buyer was really willing to pay. 4. Match them tight. Square footage within 200 to 300 feet of your subject, same bed and bath count, same era. April is blunt about that last one, you cannot compare a 2024 build to a 1950s house. Different construction, different buyer, different number. 5. Double check what you found. Zillow is where you start, not where you stop. 6. Do it the same day it comes in, while the property is still available. The first few will take you a while. After enough reps you'll pull one up and have your number in a couple of minutes, and that speed is the whole advantage, because deals go to whoever can answer fast.

If you take one thing from Wednesday's call, make it this. April's whole approach is being a magnet for leads instead of chasing them. The easiest version of that, the one that costs nothing and takes a single conversation to set up, is a drip campaign. Here's what it is. You go to any agent you know and say "I'm a buyer, can you set me up on a drip campaign?" They build a search in the MLS that matches what you buy, and from then on every newly listed and price adjusted property that fits lands in your inbox automatically, every single day. No cold calling, no mailers, no marketing budget. Leads show up while you sleep. A few things separate a drip that works from one you start ignoring. Give them your buy box, not a vague idea. Beds, baths, minimum square footage, price range, area. If you don't have one yet, April's is posted right here in the group and you're welcome to start from hers. Ask for keywords, not just filters. April uses ChatGPT for this. Ask it for the words that show up in distressed listings, things like as-is, cash only, investor special, needs TLC, and have your agent build those into the search. If what comes through is junk, the search is wrong, not the strategy. April's first drip was set up by one agent and what came through was useless to her. She had a different agent rebuild it, they sat on the phone and tweaked the wording together, and now she says almost every property that hits her inbox is one she could make an offer on. If yours is off, go back and fix it. Then check it every day and actually do something with what shows up. A lead sitting in an inbox you never open is not a lead. Don't have an agent to ask yet? Say so in the comments. There were agents on Wednesday's call offering to set these up, and there are agents in this group. April's live every Wednesday at 3:30pm EST. This week she pulled a real deal up on screen, the before photos, the budget, and the number she landed on. Come hang out: https://us02web.zoom.us/j/87105007205?pwd=966xaopMI5fyecfqRz6JAJIc2aZGv3.1

April will tell you the thing that separates the investors who make it from the ones who don't isn't talent. It's showing up every single day. You don't need a complicated system to start getting deals. You need one block of time you protect like a real appointment. A simple version to start with: reach out to a few agents, follow up on the leads you already have, and make at least one offer. Do it inside one-hour, same time every day. Make offers every single day! The reps stack up! The people who keep showing up are the ones that deals start finding! Drop a comment with the hour you're blocking off. And if you want to see how April runs this in real life, she's live this Wednesday at 3:30pm EST. Come hang out: https://us02web.zoom.us/j/87105007205?pwd=966xaopMI5fyecfqRz6JAJIc2aZGv3.1

Agents are April's number one source of deals, hands down. But when you're just starting out, you call one, leave a voicemail, and hear... nothing. And it's easy to assume they're not interested. Usually that's not it. You just sounded like everybody else who calls them. Here's how April gets agents to actually call back: Lead with what you do, not what you want. "I buy houses in your area and I close fast" lands a lot better than "do you have any deals?" One sounds like a real buyer. The other sounds like a tire kicker. Give them your buy box in one breath. If an agent can picture exactly what you buy, they can match you to a deal on the spot. If they can't, you're forgettable. Give them a reason to remember you. One clear sentence they can repeat to a seller, like "I know a cash buyer who closes in 14 days and takes it as-is, so you don't have to fix a thing." That's the whole game April teaches: be a magnet for leads so agents bring the deals to you, instead of chasing them. This stuff really clicks when April walks it live. If you couldn't make yesterday's call, no worries, but you'll want to catch the next one. She goes live every Wednesday at 3:30pm EST.