The Real Estate Ride with Jay and Annie Adkins

E67: How We Found a $150K Deal on Facebook (No Ads)

In this episode, we break down exactly how we generate real estate deals organically on Facebook—no paid ads, no complicated funnels, just consistency and strategy. We walk you through how we use local community groups, buy/sell pages, wholesale groups, and even simple marketplace scrolling to find deals hiding in plain sight. We also share real stories, including a deal that turned into over $150,000 from one Facebook post, and how relationships built through comments, bandit signs, and private messages have turned into six-figure partnerships. If you’re serious about finding off-market deals without spending money on marketing, this episode shows you how to do it step by step. Episode Timeline: [0:00] – Why we prepare every flip to be FHA-ready (and why that matters for resale) [1:09] – Today’s focus: generating deals organically on Facebook [2:28] – Joining local neighborhood groups (even small ones) [3:19] – Wholesale groups: what to look for and what to avoid [5:01] – Time blocking: don’t get sucked into Facebook all day [7:02] – Consistency is everything in finding deals [9:35] – City groups, buy/sell groups, and marketplace strategies [10:47] – Reading between the lines: yard sales, moving sales, and hidden signals [11:47] – Posting your own “We Buy Houses” content with call capture numbers [13:16] – Why photos (bandit signs) increase engagement [14:15] – Reading and respecting group rules to avoid getting banned [16:54] – Calling other investors’ bandit signs to build relationships [18:37] – Partnership lessons (including a $100K relationship from one call) [32:22] – The $40K hoarder house deal found on Facebook [34:57] – Turning one property into multiple lease options and long-term profit [38:32] – Negotiating hoarder cleanouts (real cost breakdown) [41:11] – What makes a house FHA-eligible (and why it matters) [47:16] – Posting rehab progress updates to build credibility and attract leads [49:41] – Protecting your rehabs (SimpliSafe, permits, and neighbor relationships) [58:15] – Listening to seller pain points and solving the real problem 5 Key Takeaways: 1. Small local Facebook groups can produce big deals—don’t ignore them. 2. Consistency in checking, posting, and messaging is what creates momentum. 3. Read between the lines—yard sales, moving posts, and comments reveal motivated sellers. 4. Relationships built from one message or phone call can turn into six-figure opportunities. 5. Document your projects publicly—visibility builds credibility and inbound leads.   If this episode gave you a new way to think about finding deals without paying for ads, make sure to follow, rate, and review The Real Estate Ride. And share it with someone who says, “There are no deals out there.”

E66: The Contract Mistakes That Kill Real Estate Deals

In this episode, Jay and I break down everything you need to know about preparing purchasing contracts—whether you’re buying retail with an agent, going direct to seller, or working with a wholesaler. We’ve purchased properties in multiple states, owned a mortgage company, and reviewed hundreds of contracts, so we’re walking you through the real do’s and don’ts from experience. We cover what actually makes a contract legally binding, how to structure earnest money, when to use inspection and financing clauses strategically, and why calling a deal “cash” when it’s hard money can blow up your closing. If you want your offer to stand out and protect your downside, this episode is a must-listen. Episode Timeline: [0:00] – Why inspections matter and when to use them [1:49] – What today’s episode covers: retail, wholesale, and investor contracts [2:16] – Our 20+ years of contract experience across states [3:18] – Board-approved contracts vs. one-page contracts [5:22] – Why we use a simple one-page contract when buying direct [6:16] – The 4 essential elements of any purchase contract [7:19] – Earnest money: what it is and how much to use [9:11] – How earnest money can separate your offer from the pack [10:04] – Financing clauses and real-life examples of deals falling apart [11:14] – What is truly considered a “cash” deal (and what is NOT) [13:03] – A real story where mislabeling cash killed the deal [13:35] – Inspection clauses: when to include them and when to skip them [15:25] – Using inspections to renegotiate price [16:59] – The septic negotiation case study [17:43] – Buying from wholesalers: assignment agreements explained [19:09] – Non-refundable earnest money and wholesaler risks [20:04] – Setting realistic closing timelines (and why padding helps) [21:38] – Where earnest money should go (hint: not to the seller) 5 Key Takeaways: 1. A purchase contract can be simple—but it must include the essentials. 2. Earnest money strengthens your offer, but structure it wisely. 3. Hard money is NOT cash—labeling it wrong can kill your deal. 4. Inspections aren’t just for protection—they’re negotiation leverage. 5. Always build in extra time for closing to avoid extensions and penalties. If this episode saved you from making a costly contract mistake, please rate, review, and follow The Real Estate Ride. And share it with an investor friend before they accidentally call hard money “cash.”

E65: 7 Deal-Killers We Check Before Every Flip

In this episode, Jay and I break down the exact checklist we use to decide whether a house is worth flipping. We’re not just talking about what’s inside the four walls—we’re looking at neighborhood dynamics, timelines, rehab complications, and resale realities. We share stories from our own deals (wins and mistakes) and walk you through what to budget for, what red flags to look for, and how to analyze whether your flip will actually be profitable—or if you’re better off walking away. Episode Timeline: [0:00] – The flip-or-not framework we use on every property preview [0:47] – Why what’s next door might kill your flip (true story) [1:31] – Trashy neighbors, rentals, and the risks they bring [2:13] – How crime and sex offender registries factor into our decisions [3:30] – Pit bulls, fencing, and unexpected rehab budget line items [4:17] – Neighborhood makeup: why 90% rentals might be a red flag [5:02] – Timeline matters: how long will this rehab actually take? [5:57] – Utility delays and what they’ll cost you in holding time [7:10] – Why every big rehab needs a 15% cushion for unknowns [8:02] – Scheduling trades: how delays compound fast [9:10] – Are you managing the rehab yourself or hiring it out? [10:18] – Can you add value through layout changes or additions? [11:04] – Turning formal spaces into master suites [12:33] – Comps, finishes, and how to check for resale strength [13:14] – What to look for in sold properties and what it tells you [14:20] – How to use sold data to gauge pricing and market speed [14:51] – Final recap and action steps for your next deal 5 Key Takeaways: 1. The neighborhood matters just as much as the house itself. 2. Always build in time, money, and patience for the unexpected. 3. Strategic layout changes can boost resale value dramatically. 4. Strong comps and buyer demand should guide your budget and offer. 5. Flipping is a math equation—check the numbers before chasing the potential. If this episode helped sharpen your flip analysis skills, follow, rate, and review The Real Estate Ride. And don’t forget to share it with a fellow investor before they make an expensive mistake.

E64: Freedom Over Hustle: Designing Life on Purpose

In this episode, we close out the Kickstarter vision series by helping you craft a personal and business vision that actually moves the needle. Jay and I walk through what it means to write a vision from your future self, how to reverse-engineer your next steps, and the power of building your calendar around the life you want—not the hustle you’re stuck in. We also dig into why most people stay stuck in confusion, how to set boundaries that align with your goals, and how our own vision work gave us clarity, peace, and purpose. Whether you’re building your first rental or scaling your portfolio, this episode is about getting crystal clear on where you’re going—and who you need to be to get there. Episode Timeline: [0:00] – Why this is the most powerful part of the Kickstarter series [0:49] – The vision exercise that changed our business forever [1:41] – Write from your future self—what do you want your life to look like? [2:39] – How to use vision to realign your calendar and commitments [3:25] – Our shift from reactive living to intentional planning [4:10] – What we removed from our life to make room for growth [5:23] – How your calendar reveals your true priorities [6:11] – Vision is the foundation for your goals, boundaries, and next steps [7:12] – Why hustle isn’t the goal—freedom is [8:09] – You don’t need more hours, you need better alignment [9:25] – Creating daily habits that reflect the life you’re building [10:31] – The mindset shift from scarcity to purpose [11:42] – How to check in with your vision regularly [13:04] – Giving yourself permission to evolve and adjust [14:00] – Final encouragement: clarity unlocks consistency 5 Key Takeaways: 1. Write your vision from the future—you need to see it to build it. 2. Your calendar and your commitments must reflect your values. 3. Let go of what’s not aligned to make space for what is. 4. Freedom is the goal—not hustle, noise, or overcommitment. 5. Clarity leads to consistency, which leads to real results. If this episode helped you zoom out and get grounded, please rate, review, and follow The Real Estate Ride. Then share it with someone who’s ready to build more than just a business—they’re ready to build a life.

E63: 10 Smart Ways to Finance a Rehab (No Banks Needed)

In this episode, we walk you through all the creative ways to fund both the purchase and rehab of your real estate deals—even if you’re starting with zero of your own money. From hard money and private lending to 401(k) strategies, HELOCs, and joint ventures, we break down what we’ve used, what works best, and what to avoid. You’ll learn how we scaled beyond traditional banks, the terms we negotiate, and why building a flexible lender network is the secret to doing more deals with less out of pocket. If you’re looking to flip or BRRRR without cash on hand, this episode will give you the practical tools and lender strategies to move forward. Episode Timeline: [0:00] – Why we rarely use traditional banks anymore [1:02] – What hard money is and how it can let you scale faster [2:18] – How to use cash without it being your own [3:27] – Using self-directed 401(k)s—yours or someone else’s [4:42] – Vetting and using IRA custodians like Quest and Kingdom Trust [6:31] – Borrowing from whole life insurance cash value [8:27] – Structuring private loans: interest, timing, and flexibility [9:04] – HELOCs (home equity lines of credit) and when to use them [10:41] – Why we don’t recommend 100% leverage [11:34] – Credit unions vs. banks for HELOCs [13:08] – Using joint ventures creatively and responsibly [14:42] – Private money lending through networking and partnerships [15:14] – Getting rehab draw money upfront vs. reimbursement [16:16] – Building long-term relationships with private lenders [17:31] – Pitch templates and credibility tools for new investors [17:54] – How to vet a hard money lender before working with them [19:38] – Current terms: down payments, interest rates, draw timelines [20:27] – Getting a 1-year line of credit through a money broker [21:15] – How bad lenders can kill your deal credibility [22:01] – Using traditional banks as a last resort and what to expect [23:16] – Community banks, credit scores, and typical underwriting timelines [24:17] – Market shifts, rate updates, and checking terms quarterly [24:48] – Join our free Facebook group to continue the conversation 5 Key Takeaways: 1. There are at least 10 ways to fund a rehab—banks are just one. 2. Self-directed IRAs and life insurance policies are powerful, underused tools. 3. HELOCs and credit unions can give you speed and flexibility. 4. Private lenders value communication and documentation—keep them informed. 5. The lender you choose can make or break your deal—vet them like a partner. If this episode helped you think differently about money and deal-making, share it with a fellow investor. And don’t forget to follow, rate, and review The Real Estate Ride.