what is going on batch leads Nation we
are here it’s Nathan Payne I got my
awesome The Champ here Nicholas Nick
what’s up Nick what’s up Nathan how’s it
going man oh man it’s a good day dude so
it’s a Wednesday I’m excited to talk
about what we’re coming here to talk
about and if you guys have watched uh me
and Nicholas before any of my other
stuff uh I tend to kind of be
long-winded but what we’re going to do
now is just we’re gonna give you
straight what you need the juice and
we’re gonna be quick about it because
you know we got stuff to do you got
stuff to do and we want you to take
action so with what we’re going to talk
to you today about we want you to go
apply it so Nicholas tell us tell them
what we’re we’re gonna be talking about
today well yeah so today we’re going to
be chatting about how to select the best
Market if you’re open to going virtual
you know I have clients call me all the
time and if they’re not locked down to
their Market Nick we only want to do
three bedrooms two baths and these two
zip codes and I’m like look if you’re
willing to move out I’ve got some great
advice for you so I was chatting with
Nathan about it and we want to bring you
guys those nuggets yeah excited I’m
excited to hear and and let everybody
um sometimes unfortunately you can be in
a market like New York or something that
can be like highly competitive and
unless you have those Deep Pockets or
you’re going to be competing against
some some deep money right some Deep
Pockets so yeah exactly let us know what
you got man absolutely well you know and
then jumping off just what you’re saying
you know so first and foremost I think
of lead gen like uh Lake right and if
you want to go fishing and you pull up
to the lake and there’s 500 boats in the
water you know you’re gonna be like all
right it’s gonna be a nice day in the
sun right but we’re not going to be
catching any fish right and then your
goal if you want to catch fish is to
find the lakes that nobody’s in right
naturally yeah you know the ones that
are behind people’s yards you gotta
Carry Your Boat through someone’s yard
to get there right those are the ones
and if we and that is exactly what
Legion is like you know lead mining
we’ve been open for six years years and
I’ve definitely learned that the only
indicator of the amount of leads you’re
gonna get is how many other people are
pursuing those leads period it’s a good
point if if no one else is pursuing them
it’s going to be wild and so I gotta I
got a black and white example uh one of
my longtime clients she hires me in
Indiana closes the deal bam wow then she
moves to Dallas Fort Worth
highly highly competitive for sure you
almost got heartburn you’re just saying
those three things out loud and so
um it’s it’s rough out there you know
and I’m very honest if anyone ever calls
me you tell me your market I’ll tell you
look that’s not the one all right and
that’s how all this advice I’m about to
share with you came up because I am so
transparent that’s not the one and real
quick I’ll give you guys the ones that
aren’t the one all right just real fast
okay uh Orlando sucks all right at
Atlanta sucks Phoenix tough as hell
Southern California Dallas Fort Worth
and then Houston and that’s mainly for
cold calling and that’s mainly single
family houses okay and and that’s a
couple things going on there one these
metropolitan areas they’re getting cold
call by everybody a T’s cold calling
them DirecTV’s cold calling them
everybody is calling these people it’s
not just other investors that’s number
one all right that makes sense I never
even thought about that it’s not even
people that are calling within our Niche
right exactly it could be a damn wrong
number because the before you
it’s like they’re it’s just they’re
getting pounded just period okay and we
see reduced results in texting and
calling in those markets so then my goal
is that’s the lake with 500 boats in it
so my goal is to make sure that now how
do we find the the lakes with no boats
and so I’ve got this great advice I
share with people and I’ve disseminated
it down to you want to invest in a place
you would never want to visit
wow yeah wow I know everyone says that
they’re like wow that’s actually killer
advice it’s that simple and the reason
why is this if that plays as any appeal
any attraction any clout any of that
there’s other people flocking to it you
know I had one client want to hire me in
Los Angeles and I said look everyone
like literally when you’re born for some
reason you know the name Los Angeles
when you’re born like it is you know you
ask a two-year-old if he knows about LA
and he’s probably gonna say yes but yeah
it’s true it’s very popular very popular
and we have to think about these things
if everyone’s heard about it it’s
literally a celebrity but it’s a city so
we don’t see it as a as as famous but
it’s famous it’s super famous right and
we don’t want to go there because that
means that everyone else is going there
that’s everyone else’s first decision
too right and we don’t want to make the
same first decision as everybody else as
we want to make the better decision
right so going to a market you never
visit is just ninja because you’re
totally circumventing all that so this
woman she hires me in Indiana closes the
deal it does get great great markets up
there pretty rural pretty Suburban yeah
what part of Indiana by the way because
I used to live out there Muncie Muncie
okay Muncie is what it was I actually
had like three people hire me in Muncie
in like a week I think they were
partners and they closed like three
Deals it was it was awesome you know
because no one thinks about Muncie I
never even heard of it yeah and again
because we’ve never heard of it our
leads are through the roof we’re
averaging almost one lead and 150 dials
out there now this is American callers
too you know and they’ve got tons of
experience so you know it’s not
necessarily one for one if um if you’re
like oh well I want to get those results
um but to those American callers so
anyway she moves to Dallas tanks tanks
it and you know I do have a couple of
satisfaction guarantees at lead Mining
and so she’s not the same thing I said
look this sucked uh if you’re willing to
try this I’m not going to pull any
punches well dude I appreciate you
saying all this because it you basically
you’re on the line right so you’re
there’s no reason for you to lie and be
like hey bail on those other markets
like you know yeah yeah keep spending
money with me I promise the deal no it’s
not gonna happen if the numbers don’t
match up you’re not going to get a leap
right and it’s like if we’re not getting
leads you’re not going to get a deal
it’s that simple right so I want my
clients to get the highest amount of
leads as possible and that’s really
where this advice was birthed and so
what we’re in Dallas it sucks I said
look would you I tell her that advice
she picks two different markets one in
Arkansas one in Kentucky the one in
Arkansas oh bro I know about Arkansas is
money it’s seven we did 1700 dials in
Arkansas and she got 20 leads I mean
that’s that’s less than a that’s greater
than one lead per hundred dials I mean
that is that’s bananas that is bananas
and so it’s super cool and that that’s
that’s that advice in full force right
and that is there’s people that live
there there’s people that invest there
every city in the country has residents
and investors and people buying and
Juicy and you know what this is the this
is the the last nugget and that is that
I’m telling you guys rural markets it’s
the next Bitcoin you know if you’re
looking for that wave right here you
said it first bro he said it first
everybody you want to get in on it I’m
telling you you know and it’s like it’s
all about to and then once it all blows
up you know we’re good but you know I’m
telling you verbal markets they’re
untouched no one’s touching them and and
there’s money out there that’s amazing
do you think it when you say rural
markets do you have like a cap on
um population like you won’t go below a
certain population I’ll just make sure
it’s not known you know another piece of
advice I used to say that’s a one
sentence long is if you ever hear a
buyer buying in a city you’ve never
heard of you need to let your ears perk
up okay and and right and the trick is
just make sure it’s not known that’s it
you know and like I wouldn’t worry too
much about just so you guys know this is
true I bought a four unit in a city in
Vermont called Graniteville if we look
it up it literally has as many kids as
my high school did in the whole city
okay this four unit cost me a hundred
and eighty thousand dollars I didn’t buy
it that discounted I think it was like
40 000 off discount it’s like 220
something is what it was appraised at or
um so not that big of a discount but it
gross is fifty two hundred dollars a
month in rents and so it’s like that’s
when I say like that’s the next Bitcoin
almost my mortgage is eleven hundred
dollars a month right right so I’m
almost cash flowing thirty five four
thousand thirty five hundred to four
thousand dollars on one property you
know and so but that only exists in
rural markets everything else is already
are you worried that because the lack of
population or the like how uh known it
is that people will eventually not live
there anymore that would be my concern
well you know and well the good news is
I’m not a man of many concerns but let
me tell you what I I’m more of a fail
forward guy to be I’m insanely
optimistic right but I thought that too
I was like well who the gonna
want to live there it’s really who I
thought yeah but then I found out
there’s nowhere else to live because
it’s that Rural right and because of
that I mean I’m renting you know I’m
renting one for thirteen hundred and
seventy five dollars in the town I mean
it’s a three bedroom I think but it’s in
a town with two thousand people in it
yeah not a lot of options the supply and
demand actually is in Reverse yeah yeah
it’s crazy it’s not it’s not what you
would think so I’ve had three tenants
move out since we’ve taken it over the
place has never stayed empty more than
three weeks because the other thing
about the town is everyone knows each
other so they’re like oh hey Sally needs
a place boom and like literally the
other tenants fill us up with other
tenants every time it’s happened three
wow that’s some that’s some powerful
stuff and I know there’s probably some
people that disagree with you right
um but uh that’s I like it because I’ve
I’ve done Nationwide which I think is
casting the net too big where you’re
just like pay-per-click let me just do
all over the country but if you pick
specific a market or two that’s Rural
and you’re like hey I’m the go-to player
I know all the investors and I can spend
the money in marketing yeah that that
makes sense but if it’s like
um no no I would say that makes sense
yeah especially if there’s enough leads
to go through uh I’m I’m curious about
uh when you go to a market like that is
there a way that you verify whether
there are investors there or do you just
try it yeah you know I’ll be honest I
think I think that it’s like a catch-22.
I think the fact that they’re if there
aren’t that many investors there I think
you as the client you would probably be
everything might be closer to retail so
if there’s not investors there then you
could probably capture a bigger spread
on most of these properties so for
example every tenant that we’ve rented
to has done all the work themselves
right on on their own unit and so you’d
be surprised in these areas like what
people are willing to do so your end
buyer might and what I’m getting at is
your end buyer might not be an investor
anymore yeah it might be the person it
might be a person who’s like you know
what this is my first home I’m super
handy I’m fixing it up right gotcha
gotcha okay so you’re you’re saying in
the sense that like hey you might just
take this down yourself instead of
wholesale it but get it at such a
discount and list it do Innovation but
it makes sense because you’re getting it
such a good discount yeah exactly you
know I think I think you know buyers are
are relative right and it all it all
depends on you know what you’re dealing
with I think that if there’s no one in
the market don’t forget you’re getting
20 30 leads you’re getting like 10 times
the leads you’d get right or else so all
it takes is one person saying that and I
say one in 30 leads should be a blind
squirrel finds a nut right right should
be saying the right thing to you and so
looking at that and then you know you
could you could um Valley that right
into a bigger deal in my opinion and
then like I said someone’s buying out
there right someone’s renting the houses
there I don’t think there’s a single
City in this in this country where
there’s no houses for rent right and I
think that there’s one house for rent
means that there’s an investor in the
area and that there’s somebody willing
to do it no I’ve actually when I did the
Nationwide uh I was Finding in rural
rural places there was like the Kingpin
there was always that one dude that um
that I would run into that just like ran
the whole city like everybody he knew
about the deals when I because I would
get some from pay-per-click and and I’d
bring them to like the guy I found and
he’d be like bro I’ve already knew about
this like 6 six months ago the person’s
just filling out forms online yeah yeah
they’re just trying to get a better deal
it’s like yeah it’s like I know about so
no they’re definitely true that there’s
there’s there’s that activity in those
areas you just gotta either take them
down put them on the MLS uh Novation or
you know you find that guy and you get a
better discount that he didn’t hear
that’s cool man that’s powerful so uh
for someone that’s hearing this action
steps I know they can reach out to you
at lead mining Pros I know they can you
know pull the list here and batch but
what would you say if they’re just like
hey let me just try what he said let me
just go to a random town and pull my
list what would what advice would you
give so like they don’t make a mistake
by doing this yeah you know I think
I would definitely go absentee
right and then you know what that would
be interesting too that’s like a double
find if there’s a good amount of
absentee owners every absentee owner was
at least a person with the dream to
um but I would start with absentee
owners with 35 or greater equity and
then that that list should really blow
up for you I mean where where we’re
averaging in markets like we’re talking
about today we’re averaging at least a
lead every 100 to 150 dials which is
which is stellar and that takes 100 to
150 how long does that usually take for
someone on a triple line dialer you know
if they’re on a triple line dialer and
they’re being diligent you know that
might be an hour hour and a half wow
yeah that’s awesome you you get on one
of these markets you crush it for an
hour you know and then you know rip out
Elite do it till you get tired then come
hire us what do you got to say exactly
so what do you got to say for the people
that do crush it in Atlanta or Orlando
in those areas and and they’re like this
well the thing is it’s not it’s not
really that I had a guy I had the
he was paying me 12 000 a month
and there was a lot yeah yeah it was
dope the first two stuff it was dope it
um the first two months man he was like
in love but he was averaging 180 bucks a
lead I mean he was average you know if
you averaged out what he was paying I
think at ten thousand dollars divided by
180 and I think that that’s how many
leads he had but just a good amount of
leads but ten thousand dollars is a hell
of an investment right yeah now the
first two months he went bananas man you
need to go exclusive to me in Atlanta
and you know I should have said yes but
it’s it’s not really our it’s not really
our Jam yeah yeah it’s not really our
jam and um but anyways um he ended up
fizzling out I think he probably got
fired I think that company had like a
lot of turnover or something
um but uh that was really cool but what
the budget the budget right well the
budget and then the system to respect
the leads when they even come in the
guy’s spending twelve thousand dollars
on leads and I’m just one source I can
guarantee you he was direct mailing he’s
doing all this stuff they were that guy
in Atlanta who knew every house on the
street like I could tell about it and
and so you know they got the budget and
that that’s the point going into these
you got to be pro-league right and
that’s pro league finances that’s pro
league system so I’m not saying stay
away from them but I’m saying if you had
and he was like Dad I’m gonna play
baseball I’m going to start you know
five years older than me and you know
son I uh I think you should start with
the smaller kids yeah might even be what
I recommend and the reality is we don’t
want to start by making things harder on
ourselves than we need to and and when
you start in those big areas you’re
basically starting at the Michael
Jordan’s at the Tom Brady’s because
those people that are crushing out there
they’ve got that yeah they got the they
got the experience and you know it is
more expensive for leads you know
usually in those areas so if you’re not
optimizing and capitalizing on closing
those then you can be in trouble
financially right so you definitely
gotta be smart with where you’re picking
so if anybody’s watching this definitely
uh reach out to Nicholas Nick about what
he does and then obviously this is batch
lead so you def you can try it out for
free on the link in the description you
can see not only through working with
agents they just came up with that but
also pulling the list you could even try
you could try it for seven days pull the
list in Muncie wherever you want to go
Indiana any just a random Town see how
it goes you’ll I can guarantee you’re
gonna get some leads because that’s what
happens so the key is do you have a
buyer for them can you take them down
can you capitalize on making money on
those that’s the key I don’t know you
you’re successful because it sounds like
uh on top of that you you take them down
you know a new wholesaler might not be
able to take down a rental but that’s
definitely something that that’s an edge
that’s pretty sweet you know if you want
it from a four Plex right well yeah you
know and but one of the things I offer
at lead mining too is if you get a deal
under contract you can bring it I’ll
blast it out to my list for you I don’t
JV or anything like that and I do have a
couple Nationwide buyers that buy two if
the numbers are right so you know if
anyone ever does struggle I always offer
that so you know if you’re if you’re
looking for it hit me up now if you want
some deals to be this boat I’ll make a
couple of Facebook posts and uh and
watch you’ll have you’ll have eight
buyers in your inbox there you go okay
yeah that’s a that’s a great give man I
appreciate that well everybody uh I uh
and we got Roxy coming in she says she
the way I pick markets is copying where
others are currently doing deals that’s
that’s a quick way to know where people
are doing deals but uh you know just
depends like kind of what he’s uh
you can do that or you can uh go the
route that we talked about so check that
out if you just hopped in Roxy all right
let everybody thanks for coming on
Nicholas appreciate it man
