My First Deal

Building Wealth Without Banks: Inside a High-Volume SubTo Strategy

In this episode of My First Deal Which Ultimately Led to Millions, host Phillip Warrick sits down with Gina Weibel, a seasoned entrepreneur and Owners Club member who helped close 52 wrap-style real estate deals in a single year using a unique LLC share-based structure. Gina shares how she transitioned from private money lending and multifamily investing into a scalable SubTo + wrap model designed to protect investors, preserve the underlying mortgage, and create real paths to homeownership. She breaks down the importance of reserves (“the war chest”), why funds exist, and the red flags she learned—sometimes the hard way—when vetting operators and deals. This conversation is packed with real-world lessons on underwriting, capital raising, partnership alignment, and building systems that scale without sacrificing integrity. In this episode, you’ll learn: - How Gina’s team closed 52 wrap-style deals in one year - Why an LLC + share structure can reduce wrap risk - The role of reserves and missed-payment buffers - When investment clubs work—and when a fund makes more sense - Red flags to watch for when lending or partnering - Why values, structure, and systems matter as much as returns If you’re investing in creative finance, raising capital, or looking to scale safely, this episode delivers insight you can use immediately. 🎧 Listen now and subscribe so you never miss an episode of My First Deal Which Ultimately Led to Millions. ----- Join Subto Community with me: SUBTO THE CREATIVE WAY TO INVEST IN REAL ESTATE https://join.nre.ai/mQAdCFZ   🐊 Gator 🐊 Lending 👇 - Learn The New Way To Get Into Real Estate & Start Earning Bite-Sized CHUNKS Of Cash Without Having To Find Your Own Deals, Get A RE License Or Take On ANY Financial Risk (This Has NOTHING To Do With Wholesaling, Creative Financing, Flipping, Or AirBnB) https://join.nre.ai/mQCc3ps   Get Deal Sauce | Uncover The Best Deals | Everything you need to know, all in one place. - https://secure.dealsauce.io/a/trial/4271   Become a Certified Top Tier TC The Ultimate Guide to Generating Wealth Without Owning Property https://join.nre.ai/mQDh9pF   PCS Prime Corporate Services Get Legit Enroll your LLC in minutes for $0 https://www.primecorporateservices.com/?_ef_transaction_id=&oid=2&affid=2484   GO High Level - Elevate Your Marketing and Sales with HighLevel's All-in-One Platform! https://www.gohighlevel.com/?fp_ref=phillip-warrick-llc-10   Padsplit - Maximize your rental income and unlock the potential of shared housing with PadSplit https://www.padsplit.com/hosts?referral=808B92B9/ Then Let’s meet zoom & squad up https://calendly.com/phillipwarrick/15-minute-call-with-phillip POWER MONDAYS: https://phillipwarrick.com/power-mondays PREFORECLOSURE DONE RIGHT WITH PHILLIP https://phillipwarrick.com/pre-foreclosure-list

Scaling to 250+ Units: Lessons from an RV Park Investing Powerhouse

Real estate investor, RV park specialist, and AI enthusiast who has flipped, developed, or acquired 250+ units. Jordan focuses on creating cash-flowing RV parks through creative finance and strong operations—on a mission to help 5,000 people build a solid financial foundation. In this episode: * How a well-drilling business led Jordan into new construction and then commercial deals * Why RV parks are a “last frontier” with under-the-radar upside * Cap rates in plain English (and why terms often matter more than price) * Packaging deals, negotiating seller finance, and structuring low-down, low-rate debt * The turning point: choosing collaboration over competition (and partnering with Pace) * Building the team: ops director, asset manager, marketing, and on-site managers * Lifestyle vs. corporate investors in RV parks—and which path fits you * Taking imperfect action, getting in the right rooms, and earning instant credibility Key Takeaways: * You can “create a deal” with the right terms even when the cap rate looks tight. * People > Numbers: credibility opens doors and better conversations with sellers. * Partnerships accelerate scale—borrow the team, then build your own. * Don’t over-study. Imperfect action beats endless research. Connect with Jordan: * Instagram: @the_jordan_reyes * Website & Buy Box: jordanreyes.me Connect with Phillip / Send Deals or Capital: * phillipwarrick.com (coaching, funding, and office visits) Enjoying the show? Please follow, rate, and review on Apple Podcasts & Spotify. It helps other investors find us! Join Subto Community with me: SUBTO  THE CREATIVE WAY TO INVEST IN REAL ESTATE 👇 https://join.nre.ai/mQAdCFZ [https://join.nre.ai/mQAdCFZ]   🐊 Gator 🐊 Lending 👇 - Learn The New Way To Get Into Real Estate & Start Earning Bite-Sized CHUNKS Of Cash Without Having To Find Your Own Deals, Get A RE License Or Take On ANY Financial Risk (This Has NOTHING To Do With Wholesaling, Creative Financing, Flipping, Or AirBnB) https://join.nre.ai/mQCc3ps [https://join.nre.ai/mQCc3ps]   Get Deal Sauce | Uncover The Best Deals | Everything you need to know, all in one place. - https://secure.dealsauce.io/a/trial/4271 [https://secure.dealsauce.io/a/trial/4271]   Become a Certified Top Tier TC The Ultimate Guide to Generating Wealth Without Owning Property https://join.nre.ai/mQDh9pF [https://join.nre.ai/mQDh9pF]   PCS Prime Corporate Services Get Legit Enroll your LLC in minutes for $0  https://www.primecorporateservices.com/?_ef_transaction_id=&oid=2&affid=2484 [https://www.primecorporateservices.com/?_ef_transaction_id=&oid=2&affid=2484]   GO High Level - Elevate Your Marketing and Sales with HighLevel's All-in-One Platform! https://www.gohighlevel.com/?fp_ref=phillip-warrick-llc-10 [https://www.gohighlevel.com/?fp_ref=phillip-warrick-llc-10]   Padsplit - Maximize your rental income and unlock the potential of shared housing with PadSplit https://www.padsplit.com/hosts?referral=808B92B9/ [https://www.padsplit.com/hosts?referral=808B92B9/]   Then Let’s meet zoom & squad up https://calendly.com/phillipwarrick/15-minute-call-with-phillip [https://calendly.com/phillipwarrick/15-minute-call-with-phillip]

Action Over Theory: How Edgar Salgado Built Wealth Through Sub-To & Community

In this episode of My First Deal Which Ultimately Led to Millions, host Phillip Warrick sits down with Edgar Salgado—better known as Edgar the Connector—a real estate entrepreneur and host of the Dream Start Own podcast. Edgar shares how his real estate journey began with renting out his first property, evolved into his first sub-to deal, and ultimately expanded into running a Bible-based sober living home in Pasadena, Texas that serves individuals in recovery. Edgar opens up about: * His first entrepreneurial hustles and what taught him to take action. * How he discovered creative finance and leveraged the sub-to community. * The challenges of managing operators and why failing forward matters. * His sober living business, including financials, impact, and expansion goals. * The power of partnerships, networking, and being part of communities like Owners Club and SubTo. If you’re looking for inspiration, practical insights, and a reminder that action beats overthinking every time, this episode delivers. Connect with Host (Phillip Warrick):   * Power Monday Sessions [https://www.phillipwarrick.com/power-mondays] * Real Estate Coaching Program [https://www.phillipwarrick.com/assessments/2147535391] * Website [https://www.phillipwarrick.com/]   ------ Join Subto Community with me SUBTO  THE CREATIVE WAY TO  INVEST IN REAL ESTATE 👇 https://join.nre.ai/mQAdCFZ [https://join.nre.ai/mQAdCFZ]   🐊 Gator 🐊 Lending 👇 - Learn The New Way To Get Into Real Estate & Start Earning Bite-Sized CHUNKS Of Cash Without Having To Find Your Own Deals, Get A RE License Or Take On ANY Financial Risk (This Has NOTHING To Do With Wholesaling, Creative Financing, Flipping, Or AirBnB) https://join.nre.ai/mQCc3ps [https://join.nre.ai/mQCc3ps]   Get Deal Sauce | Uncover The Best Deals | Everything you need to know, all in one place. - https://secure.dealsauce.io/a/trial/4271 [https://secure.dealsauce.io/a/trial/4271]   Become a Certified Top Tier TC The Ultimate Guide to Generating Wealth Without Owning Property https://join.nre.ai/mQDh9pF [https://join.nre.ai/mQDh9pF]   PCS Prime Corporate Services Get Legit Enroll your LLC in minutes for $0  https://www.primecorporateservices.com/?_ef_transaction_id=&oid=2&affid=2484 [https://www.primecorporateservices.com/?_ef_transaction_id=&oid=2&affid=2484]   GO High Level - Elevate Your Marketing and Sales with HighLevel's All-in-One Platform!   https://www.gohighlevel.com/?fp_ref=phillip-warrick-llc-10 [https://www.gohighlevel.com/?fp_ref=phillip-warrick-llc-10]   Padsplit - Maximize your rental income and unlock the potential of shared housing with PadSplit https://www.padsplit.com/hosts?referral=808B92B9/ [https://www.padsplit.com/hosts?referral=808B92B9/]   Then Let’s meet zoom & squad up https://calendly.com/phillipwarrick/15-minute-call-with-phillip [https://calendly.com/phillipwarrick/15-minute-call-with-phillip]

Trailer Park King: Unlocking Affordable Housing Opportunities

In this compelling episode of "My First Deal Which Ultimately Led to Millions", host Phillip Warrick sits down with Jose Garcia, the renowned "Trailer Park King", to explore the untapped potential of mobile home investing. Garcia shares his transformative journey from corporate America to becoming a successful real estate investor, revealing how he overcame initial challenges by focusing on affordable housing. Listeners will discover the strategic advantages of mobile home investments, including low entry costs, solving community problems, and creating passive income streams. Garcia's insights demonstrate that real estate success isn't about traditional paths, but about identifying unique opportunities and taking decisive action. Whether you're a seasoned investor or just starting, this episode provides practical strategies, inspiration, and a fresh perspective on building wealth through an often-overlooked sector of real estate. Connect with Host (Phillip Warrick):   * Power Monday Sessions [https://www.phillipwarrick.com/power-mondays] * Real Estate Coaching Program [https://www.phillipwarrick.com/assessments/2147535391] * Website [https://www.phillipwarrick.com/]   ----- Join Subto Community with me SUBTO  THE CREATIVE WAY TO  INVEST IN REAL ESTATE 👇 https://join.nre.ai/mQAdCFZ [https://join.nre.ai/mQAdCFZ]   🐊 Gator 🐊 Lending 👇 - Learn The New Way To Get Into Real Estate & Start Earning Bite-Sized CHUNKS Of Cash Without Having To Find Your Own Deals, Get A RE License Or Take On ANY Financial Risk (This Has NOTHING To Do With Wholesaling, Creative Financing, Flipping, Or AirBnB) https://join.nre.ai/mQCc3ps [https://join.nre.ai/mQCc3ps]   Get Deal Sauce | Uncover The Best Deals | Everything you need to know, all in one place. - https://secure.dealsauce.io/a/trial/4271 [https://secure.dealsauce.io/a/trial/4271]   Become a Certified Top Tier TC The Ultimate Guide to Generating Wealth Without Owning Property https://join.nre.ai/mQDh9pF [https://join.nre.ai/mQDh9pF]   PCS Prime Corporate Services Get Legit Enroll your LLC in minutes for $0  https://www.primecorporateservices.com/?_ef_transaction_id=&oid=2&affid=2484 [https://www.primecorporateservices.com/?_ef_transaction_id=&oid=2&affid=2484]   GO High Level - Elevate Your Marketing and Sales with HighLevel's All-in-One Platform!   https://www.gohighlevel.com/?fp_ref=phillip-warrick-llc-10 [https://www.gohighlevel.com/?fp_ref=phillip-warrick-llc-10]   Padsplit - Maximize your rental income and unlock the potential of shared housing with PadSplit https://www.padsplit.com/hosts?referral=808B92B9/ [https://www.padsplit.com/hosts?referral=808B92B9/]   Then Let’s meet zoom & squad up https://calendly.com/phillipwarrick/15-minute-call-with-phillip [https://calendly.com/phillipwarrick/15-minute-call-with-phillip]

Risk, Reward, and Real Estate: Lessons from Two Investing Pros

In this episode, Phillip Warrick and Damon Davis dive deep into their real estate investing journeys, sharing actionable insights and lessons learned along the way. Damon, a seasoned investor and podcast host, opens up about his experience with self-directed IRAs, investing in Jacksonville properties, and navigating the challenges of a condo conversion project in Silver Spring. He emphasizes the importance of adopting an investor mindset, setting up automated savings, and leveraging Airbnb for medium-term rentals. Phillip breaks down the five profit centers of real estate: equity capture, principal paydown, appreciation, cash flow, and depreciation, offering a comprehensive framework for building wealth through property. Together, they stress the value of taking calculated risks, building a strong team, and focusing on the long-term benefits of real estate investments. Whether you're a beginner or a seasoned investor, this episode is packed with practical advice and inspiring stories to help you grow your real estate portfolio. Tune in and start building your wealth, one brick at a time! About Damon Davis Damon Davis is a healthcare innovator with over 20+ years of experience focused on health data accessibility, patient access to care, and reducing health disparities. As an entrepreneur he is passionate about mergers and acquisitions entrepreneurship, and real estate investing. His business podcast is, "Discovery Diaries with Damon Davis", is dedicated to exploring all aspects of business development and the success mindset.   Damon is also the host of the "Who Am I Really?" podcast, where adopted people share their stories of adoption and their attempts to find their birth families. He has interviewed over 250 adoptees, whose experiences range from awful adoptions and amazing reunions to inspiring adoptions and unfortunate reunions. In his autobiography, "Who Am I Really? - An Adoptee Memoir," Damon shares his own journey to becoming an adoptive parent and his emotions over the birth of his son, Seth. His next book, “The Adoptee Experience”, synthesizes lessons learned from the stories of his adoptee guests. “Who Am I Really?” Podcast [https://whoamireallypodcast.com/] Connect with Host (Phillip Warrick):   * Power Monday Sessions [https://www.phillipwarrick.com/power-mondays] * Real Estate Coaching Program [https://www.phillipwarrick.com/assessments/2147535391] * Website [https://www.phillipwarrick.com/]   ---- Join Subto Community with me SUBTO  THE CREATIVE WAY TO  INVEST IN REAL ESTATE 👇 https://join.nre.ai/mQAdCFZ [https://join.nre.ai/mQAdCFZ]   🐊 Gator 🐊 Lending 👇 - Learn The New Way To Get Into Real Estate & Start Earning Bite-Sized CHUNKS Of Cash Without Having To Find Your Own Deals, Get A RE License Or Take On ANY Financial Risk (This Has NOTHING To Do With Wholesaling, Creative Financing, Flipping, Or AirBnB) https://join.nre.ai/mQCc3ps [https://join.nre.ai/mQCc3ps]   Get Deal Sauce | Uncover The Best Deals | Everything you need to know, all in one place. - https://secure.dealsauce.io/a/trial/4271 [https://secure.dealsauce.io/a/trial/4271]   Become a Certified Top Tier TC The Ultimate Guide to Generating Wealth Without Owning Property https://join.nre.ai/mQDh9pF [https://join.nre.ai/mQDh9pF]   PCS Prime Corporate Services Get Legit Enroll your LLC in minutes for $0  https://www.primecorporateservices.com/?_ef_transaction_id=&oid=2&affid=2484 [https://www.primecorporateservices.com/?_ef_transaction_id=&oid=2&affid=2484]   GO High Level - Elevate Your Marketing and Sales with HighLevel's All-in-One Platform!   https://www.gohighlevel.com/?fp_ref=phillip-warrick-llc-10 [https://www.gohighlevel.com/?fp_ref=phillip-warrick-llc-10]   Padsplit - Maximize your rental income and unlock the potential of shared housing with PadSplit https://www.padsplit.com/hosts?referral=808B92B9/ [https://www.padsplit.com/hosts?referral=808B92B9/]   Then Let’s meet zoom & squad up https://calendly.com/phillipwarrick/15-minute-call-with-phillip [https://calendly.com/phillipwarrick/15-minute-call-with-phillip]