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The Private Lender Podcast - Keith Baker 9th September 2019
PLP-086 REI Lead Flow Redefined with Gary Boomershine
00:00:00 00:38:15

PLP-086 REI Lead Flow Redefined with Gary Boomershine

PLP 86 | REI Lead Flow


If you are not a beginner at investing, then this episode is for you. Gary Boomershine, the Founder of RealEstateInvestor.com, gives some tips on how to scale and grow your real estate investing and home buying business through REI lead flow. For investors in an ever-changing real estate industry, Gary talks about his REIvault system and offers some advice on the strategic areas where he is lending. He also talks about the benefit of learning how to control sellers if you are the type who is always looking for deals. Whether you are a wholesaler, rehabber, conventional real estate investor, landlord, or just someone looking to get some deal flow, you will surely want to learn more of Gary’s tactics.

Listen to the podcast here:

REI Lead Flow Redefined with Gary Boomershine

Automate Lead Generation And Setting Appointments With Sellers

This episode is going to be a bit of a departure. It’s not for everyone. In fact, it’s not even for private lenders per se. This episode is for the conventional real estate investor, the wholesaler, the rehabber or the landlord. It’s not limited to those, but anyone who’s looking to get some deal flow. This is what this episode’s for. Unfortunately, this episode is not for beginners unless you happen to have a fat bankroll for marketing, a few months of marketing right out of the gate to prime the system. This interview is for the serious, seasoned and active real estate investors.

Those who are looking not just to get leads and then look for deal flow, lead flow, lead gen, but to close as many deals and have it done and brought to you on a plate. My new friend, Gary Boomershine joins us to talk about his REIvault system. That doesn’t just give you a list of leads that you have to go then work and find the sellers or skip trace. His company puts appointments with the sellers in your calendar for you. It’s a pretty cool service and Gary explains it best. Let’s go ahead and get to the brass tacks into the interview with Gary Boomershine.

Lender Nation, I have a special guest. Somebody who has a service or provides a service that any real estate investor could use. If you are a serious investor, you’d definitely want to read what this man has to say. Please welcome to the show, Gary Boomershine.

I’m happy to be here and I’m looking forward to being able to interact with you and your audience and deliver some good value to everybody that follows you.

I’m excited because, at first, I’ll be straight up with you and the audience. When I saw this, I was like, “Here’s a good chance to give someone some exposure but also bring the value to my show.” You have an affiliation with The Banker’s Code. You know all about lending and everything that I’m talking about, but you also have the REIvault, which is what I want you to talk about. Before we do that, I do have one-off curveball question. With a name like Boomershine, where are your people from?

It is a Mennonite name, Pennsylvania Dutch. I didn’t even know until I was in my twenties about that because we’re the only Boomershine family west of the Mississippi. My grandfather came out of Minnesota, a little area called Hutchinson. He was one of eleven kids, the youngest and snuck away. His mother said, “You’re going to stay on the farm but you should go to California.” My grandfather came out a total entrepreneur. He had a logging company and a gold mining company. He started a paper plant in San Francisco. The building’s still there. I come from a long lineage of entrepreneur families. In fact, we had a real estate brokerage in the San Francisco Bay area and all of us kids were part of that business.

I was a licensed real estate agent in 1987. I paid for college by holding open houses, door knocking and doing listings. We had a bunch of rental properties. Painting, hanging doors and all that stuff was my background. I went down the technology path because it was Silicon Valley. I got a computer engineering degree. It was years later where finally I’d been so burnt out of traveling, working 90-hour weeks and being on the treadmill of being a technology guy and then an enterprise software sales guy. My wife and I are like, “Let’s go back into what we know, which is real estate.” It was May 17th, 2004. It was a Napoleon experience for us because we had two babies. We have two kids, a two-month-old. We still had a $700,000 mortgage. My wife had quit her job and I quit to do real estate full-time. I look back, I’m like, “We were stupid.”

We were incredibly blessed because we ended up a deal. The first deal, I ended up making us $181,000. I screwed up everything except the negotiation. That was in 2004. I never looked back. It’s been a great journey. I love this business. I love lending. You and I were talking before. Lending is probably my passion of being the bank. I started with a guy, George Antone, and we started The Banker’s Code. We built the largest private lending network in the country. We trained over 1,000 people primarily around rehab lending. The lending is great now, I still do it, but it’s going to get even better when the market turns. I run a company called RealEstateInvestor.com. A lot of real estate operators and CEOs are around REIvault. We’re driving seller leads, off-market deals because where’s all the deal flow for real estate investors?

You can’t find anything on the MLS. There are no HUD properties. There are no bank-owned foreclosures. It’s like bones. It’s crazy competitive. Whoever can control the deal flow going direct to the seller wins. We’ve sent out over 34 million pieces of direct mail for a handful of us. We’ve done over a million outbound cold calls to sellers driving leads. I have a service that does that for about 250 top producing investors and agents around the country. Usually, people are trying to scale their business. They’ll come to us and they get marketing and a sales team for the cost of one $10 an hour resource. That’s what I’m doing now. I land and I flip houses on the side with a small team.

Needless to say, you know a thing or two about real estate.

PLP 86 | REI Lead Flow


I was at Warren Buffett’s shareholder meeting. There are 35,000 other people. Warren Buffett, who is 88, and then the real powerhouse, the guy that runs Berkshire Hathaway is 96, Charlie Munger. They said, “The rules of real estate,” because Berkshire Hathaway made billions. He’s like, “Buy low, sell high, don’t lose investor money and follow the laws.” When you do that, you win. The other thing Charlie said that is relevant to all of us in this business because there are many rabbit holes. There are many ways to go. We make things way too complicated. Real estate’s simple. Lending is simple if done right, but he said, “KISS, Keep It Simple Stupid,” that’s the Berkshire Hathaway model. There are many investors, I call them real estate business owners. I don’t even think most people call themselves investors in this market.

Warren Buffett said, “A real estate investor is somebody that has money. They buy a real estate asset, a physical property, they hold it and take all the benefits of real estate cashflow, on the spread, depreciation, appreciation and tax benefits. Most people who are flipping, wholesaling and rehabbing, which I do too now, it’s not investing. It’s real estate business ownership. It’s a CEO. If you’re a CEO you’re doing $10-an-hour work, you’re going to have a $10 bank account. You’ve got to operate as a CEO. That’s what our service does saying, “Here’s a simple service to drive you appointments to get in front of motivated sellers.” A lot of people are like, “I want to do it myself.” It’s like, “Go for it,” but that’s $10-an-hour work.

It’s one of the things I need to be more vocal about is when people come to the show. Flippers, landlords want to show you how to create a business. I don’t. I want to create investors to loan money to people who want to do that. I’m a horrible landlord. Fortunately, I have enough self-awareness to realize that now. I was stubborn. I fought it and I’m like, “Why am I doing this? Why am I doing the $10 an hour work?” That’s what led me into lending. Did I hear you say 34 million pieces of direct mail that you’ve sent out?”

It was the largest marketer in the real estate niche. We’re probably closer to 36 million. We’re sending out about a million pieces a month for a small group of us. How do you get ahold of the seller? How do you get to the seller? There are three of the best-proven methods. It’s direct mail done right, cold calling done right and then what’s called RVM, which is the Ringless Voice Mail. It’s where you’re loading up and going directly to the cell phone voice mail done right. I say done right because there are a lot of moving parts and formula to get that. We do that for our members. The reason I like those three, there are probably 100 other ways to market. You could be door knocking, bandit signs and the whole thing.

The guys and gals that are making the most amount of money, they’re doing those three or at least one or two of the three. The reason it’s proven is it’s repeatable, it’s scalable and it provides a measurable ROI. You spend $1 you know you’re going to make $4 if you’re a wholesaling. If you’re in Dallas, $3.50 for every $1 you spend, if you’re in some markets as much as $10. There’s a formula of how you’ve got to pull the right list. You got to have the right copy. You’ve got to have a fulfillment house that gets it out and it has to go out weekly. It’s got repetition to it. You’ve got to have a phone team that’s kissing the frogs. There’s a massive amount of kissing frogs. I call it kissing frogs because people will do marketing for sellers and they expect sellers to be super motivated. All the leads suck.

The people that understand that make a ton of money. The leads suck until you get on the phone multiple times with the seller and then interact. We get them on the phone. We have a phone team. It’s literally $500 a month for a full-time, somebody that’s calling daily and scheduling appointments. They’ll spend six minutes with the seller on the phone. They’ll ask them the right questions at the right time. If they say the right things and they’re motivated, then we’ll schedule an appointment and then pass that over to our client or our member. I did it and everybody thinks I’m a marketing guy. It’s like, “No.” Put me in front of a seller and I know what to do. The marketing, I want it to have that done for me. My background was in technology. I did that and a bunch of people said, “Gary, can you do that for me too?” and that’s how it all started.

You put all the infrastructure in for lead gen. I apply to you. I’m accepted. I pay your team some money and you get me appointments.

We turn you up in seven days. We’re able to drop marketing in seven days. The turn-up process from the time that you sign up with us, there’s a fifteen-minute questionnaire that you fill out called our FastTrack Questionnaire. We give you about two and a half hours of training. We build marketing plan or like, “You’re in Texas. You’re in Houston.” We pretty much can predict what your cost per deal is going to be in your market. If you’re in Kansas City, you’re going to have a different cost per deal than if you’re in California versus Texas. We’ll say, “Here’s what we would recommend that we do. Do you want to buy three houses a month? Here’s what we would recommend.” We build a plan for you.

Kissing frogs means people will do marketing for sellers and they expect sellers to be super motivated.
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We’ll tell you, “This is the amount of money you’ll spend. This is the number of calls we would think that you’re going to get, the number that is unique, that turn into good leads. It’s what we call net leads in this business viable, quality leads. That’ll turn into appointments, into contracts, into deals, into profits.” We come up with that plan together. We do it for you as a member and then you sign off and say, “Yes, let’s do it,” and then we execute the plan. In a month, we get back on the phone saying, “Let’s review how you’ve done against the plan and then let’s make any adjustments and scale.” We could do that for about 250 people.

We’ve got the number one in agents and investors. We got the number one Berkshire Hathaway team in the country, the number one who is in Omaha, Nebraska. Jeff Cohn has got a huge podcast, good guys. I’ve spoken on his stage multiple times and his business partner, Clint Bartlett, those guys use our service. They did over 700 listing brokerage transactions and then their goal is over 1,000 houses over the next couple of years. We’re driving leads for them. We got the number 43 guy at Keller Williams in the country that’s using our service.

About 20% of our members are real estate agents and about 80% are investors that are business owners that are flipping houses, mostly wholesaling. I could do this for lenders too. How would it work for lenders? If you’re not working with a broker and you want to find the borrowers, it’s called a cash buyer list and then you do the same thing. You pull the cash buyer list. You send them a text message, a Ringless Voice Mail and possibly a letter that, “I’ve got money to lend. I’m looking for a few good people in your market. Do you know of anybody that’s looking for a little bit of money?” and real estate investors are like, “Please.”

REIvault.com/VIP, that’s where I would go because I’ve got some free tools on there. There’s a funnel that is the entire how to drive deal flow if you’re an investor. I was part of CG, which is a big mastermind. There were 120 of us, but Sean Terry on a napkin drew the funnel, this is 2013. He drew a funnel of like, “There’s pulling the list, sending out the right postcards, having the right system like Podio, CallRail and Slybroadcast and then the phone team and how it all needed to work from start to finish.” I got my graphics guy and we drew it up. If you do all those pieces well, then you’re going to make a lot of money doing this business and finding leads. It happens that we do it for people if they want.

Somebody has to do the work. I’ve got a team of over 80 people here in the US and overseas. It’s like you’re tapping into the equivalent of a marketing team of 40 for the cost of one $10 an hour resource. We guarantee the lowest cost of the mail because our volumes are high. It’s been pretty cool. We’ve got a private community. Behind the scene all of our members are interacting and sharing what’s working. As the market is turning, people are flipping deals to one another. We got a guy, Clay Manship, in Indianapolis. He did over $2.3 million in wholesale flips in 2018. Over half of that came from us in terms of the deal flow. $1.3 million is what he made off of direct mail off of the mail that we sent for him. I see people flip deals to him in the group. I see a gal, Sarah, she’s in Florida and she finds a seller that’s got a property in Ohio. She’ll post it saying, “I got this property. Anybody interested in it?” It’s pretty cool.

You bring up an interesting point because I wanted to ask you, for example, you’re in the San Francisco Bay area. I’m in Houston. They’re two completely different real estate markets either way you slice it. What if you’re in Denver, New York or Omaha? Are you effective in those big markets as well?

It all comes down to the cost and the average profit per deal. What the spread is on a return on investment. Let’s say you spend $1 and you make $4, that’s 400x return on your marketing dollar. That’s phenomenal. This is the only industry or one of the few industries that make that return, which is why a lot of us love real estate. The ROI is almost the same across the entire country. For a wholesaler, it’s going to range from about $3.50 to $1. You spend $1, you make $3.50 to as much as about $10, $1 to $10. If you’re flipping, it’s going to be double that. If you’re full rehabbing, full complete renovation, it could be $25 to $1. In the San Francisco Bay area, you’re going to spend probably $7,000 per deal in marketing. If you’re wholesale, you’re going to make $25 to $30 on average. If you’re in Indianapolis, you’re going to probably spend $1,100 a deal. Your wholesale flip is going to be around, I know Clay, those guys are like $10 to $11. They’ll spend a lot less, they’re making a lot less, but the return on investments about the same. Does that make sense?

Absolutely and when you break it down by that metric, you have to keep that in mind because Houston is flooded with investors, bandit signs and everything else. People are daisy-chaining wholesale leads on Facebook and that’s not just in Houston. It’s letting us know where we are in the market cycle.

PLP 86 | REI Lead Flow


There’s massive pressure in almost every market, specifically the ones that are heavy, Phoenix, most of California except the Central Valley, Atlanta, Denver and Dallas. Those are the tougher markets. Here’s the reality. It’s a total numbers game. This market doesn’t allow order takers anymore. A few years ago, nobody was doing direct mail. Now, it’s a hot market. The people got it all wired. They’re good at marketing. They’re good on the phone closing sellers. That’s called sales. It’s traffic conversion, marketing and sales. They’re hand in hand. You do those two well and you’ve got a seven or eight-figure business. If you don’t do it well, then you’re eating at Subway again.

I call it the Ruth’s Chris to Subway. You start at Subway. You’re broke and then you’re eating at Ruth’s Chris. A couple of months later, you’re back at Subway. Why? It’s because you have to have consistency. It’s a business. You got to run it like a business, which means consistency. It’s a numbers game. At the end of the day, it’s like, “I need to spend this much to make this much. If I spend this much, it’s going to bring this number leads, it’s going to turn into this number of deals.” You’ve got to manage that and typically you’ll have a person working for you that does it.

In this case, it’s your team if they sign up with you. I know this is a loaded question because it depends on what market you’re. Back to that cost per lead, what is your ideal client come to the table with a minimum market budget for? Let’s say middle of America, let’s leave the coasts out, so Houston, Dallas, Omaha, that middle of the road budget. What would you think someone would need to be successful?

$2,000 to $2,500 a month for at least a couple of months to start and get it working, make money then scale up. We got a guy who’s got a seven-figure business. I have a podcast, I interviewed Javier. He even said he couldn’t rub two matchsticks together at the beginning of 2017. He had to borrow money from his kid to cover the mortgage or rent. Now, he’s working five markets and crushing it. He spends $30,000 a month. He started at $2,500 a month, started making money and then came to us and said, “What do you do?” It’s like, “You’re making money. It’s working, scale-up.” He went to $4,000, $5,000, $10,000 and now he’s at $30,000 a month, but he’s got a high seven-figure-a-year business. It’s probably $2,000. We got some people that are in the $1,500 a month marketing budget, but most people will usually say, “Go higher, spend $2,000 to $2,500 to start at least for a couple of months.” You’re going to know one way or the other, is it going to work? I’m blown away. A lot of people will spend money on coaching and courses and they’ll be cheap on marketing. It’s like, “You’ve got to have leads in order to make any money in this business. If you’re not talking to sellers, you’re dead.”

I was the guy at the back of the REIA room for a few years. I didn’t talk to anybody, but I thought I was doing something. I found a plastic company, made some bandit signs and it didn’t work out. This guy needed a private loan, he’s a full-time investor. I was like, “Why don’t we partner? Why don’t I bring the marketing money and you go close the deals?” He’s my partner, Landon. He’s like, “Yeah, sure.” When we sat down and we got started, we were going to do postcards and I was like, “How much do we need to spend?” He’s like, “Only about $1,500.” I was like, “Wait a minute.” He’s like, “Trust me. This is how we’ve got to do it.” He opened up my wallet a little bit, but in the end I was glad that we did it because consistency is key.

By myself, I would go to ListSource. I’d buy a list. I’d send out a few things. A few months later, “Maybe I should mail it to them again.” I didn’t have that continuity or that repeatability in the business. I can certainly speak to that. That’s why I like lending so much because I love real estate and I dabble in the business of real estate, but I’d rather be an investor. I’d rather do more passive. That doesn’t mean that I don’t want friends who are extremely active and extremely successful because I can loan my money to them. They make money. I make money. Everybody wins. My kids look at me and say, “That book, The Richest Man in Babylon, you’re right, dad.”

This is the way I did a podcast on this. A couple of them but I look at the business as three buckets. Cash now, cashflow, cash later. Cash now is wholesaling and flipping. It’s a job. We’re not a real estate investor. It’s a real estate business operator CEO. It’s business. I love it. I’m doing it. I think this market is primed for that. Cashflow is typically rental income and private lending. You have a little bit of money or you get somebody that has some money and you take a spread. You borrow money and take a spread. Almost everything I do, if I bring money in, I lend it right back out. I also have a small fund, mostly family, where they’re getting a nice interest rate and then I’m taking a spread on top of it. I’m doing the work, finding the deal flow. We get 12% interest, I’m paying 6%, 6.5% and I take the spread. That’s cashflow.

Cash later is going to be by buying and holding. It’s appreciation and I think you need all three, especially when the market’s going to turn. I call it the euphoric stage because real estate’s been a seven-year cycle for over 100 years. We’re at year ten. Everybody is like, “This is the new norm.” It’s like, “We’ve seen this before for 100 years.” When the barber and the nail salon gal are talking how great real estate is, you know that the time is coming. What’s going to happen is we’re going to see a downturn, but probably mostly the coastal areas. The people that can survive that for eighteen months are going to crush it. We’re going to probably see massive inflation in the US as well. In an inflationary market, what becomes valuable? Real estate skyrockets. I like the middle area of the country, what I call the linear markets like Nebraska. I talked to Jeff and Nebraska only took an up and a down of 6% in 2008. You can survive. If you were in California, there were properties that dropped 60% to 70% of their value and people got wiped out.

When the market turns, the money contracts.
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I have nothing against California. I know it can be done safely, but I haven’t done it enough or know enough people to do it over in California or either of the coasts for me because those tend to be the most volatile in the country. Houston, I’m not exactly sure, but we may have seen a 10% or 15% fluctuation, maybe 20% in some areas on the valuations of the homes. By and large, our chart is not violent. It’s energy capital, as long as there are oil jobs, there’s going to be real estate in Houston. Given that, we have a pretty calm graph. I can’t disagree with your assessment there. I feel like we’re in the 12th, 13th inning and all it takes is one pass ball and someone could sneak home and score and it’s over. That’s how I’m gearing up and I’m not going to cash but having more cash reserves than what I lend. I don’t think we’re going to see ‘08 again, but I want that market to turn and I want to be there and I’m ready for it.

In the transition is the greatest wealth transfer. There are life transformation events on the market turn and some people get wiped out and some people make fortunes. When the market turns, what happens is the money contracts. The money gets wiped out. It’s gone. All of a sudden, a lot of the properties go back to the bank. Those that have access to cash are making a fortune. They’re able to get massive discounts. You want to be a lender at that particular point in time because you can charge astronomical rates. You can also get a percentage of the backend profits. Now, the money’s tight. I’ll tell you where I’m lending. I am lending in California. I love it and I’m doing super-low LTV.

You’re building in some safety already. What LTV do you look at?

It’s maybe 40% of the purchase price. That’s where I’m at. I’m looking at it as a hedge against inflation. Here’s a deal I funded. It was an $800,000 loan in Palo Alto, Menlo Park. That borrower came in with $1 million in cash as a down payment and they had $500,000 for rehab. I looked at the deal and I’m like, “We had the worst downturn in history and we had an earthquake and the property disappeared. Would I be okay lending?” There’s too much skin in the game and if the market turns, I’m a real estate investor. If I had to take back the property, which I don’t want to, but I’d take that back in the first position.

There you go, the first position. You read an episode when I got wiped out and that’s why I put it out there is to let people know, don’t do it this way. There are other ways you can be creative in financing. I’m stoked for the downturn. I want it tomorrow, but I’m not ready yet. I agree. We had our own little transfer of wealth here a couple of years ago when Hurricane Harvey came through. It was concentrated to the Houston area. A lot of people were tired of it. They walked away from their home. They didn’t care. Others were a little savvier and had a little more patience, but there still was a tremendous transfer of wealth in real estate off of that flooding event.

Those four days weren’t fun. The first day I went back to my office, I could see apache helicopters rescuing people from near the bayous. For those of us who were prepared, we can make our lives a little better. Sadly, someone has to lose, but I’ve found in this world that there’s no finite amount of money. Someone doesn’t have to lose in order for me to win. I’ve seen deals go where these little old ladies, the husband dies and she goes, “I want to move near my grandkids. I don’t need the house. I don’t need the money.” There’s a moral dilemma like, “How low do I go if this lady doesn’t care?” I’m going down a rabbit hole there, but I like the fact that you do lend in California, but those are insanely low LTVs. You are building in protection for yourself.

I don’t get the high-interest rate. I’m getting typically now in California about 9.5% on my money. I’m happy. I’d rather take a lower interest rate and be conservative preparing for a downturn. I use 401(k) money. I flip houses and put it in there. It’s also a nice hedge against a downturn because I want to own physical assets is what I want ultimately and be out of debt. If I look at lending, especially for all of your readers that have not necessarily done lending, but they have money, what is the best business model in the world? What are the biggest buildings on every street corner in the world? It’s a bank. Why? It’s because the business model works if it’s done right. You have to learn. The amount of time it takes me from start to finish to do, I don’t do any of my own paperwork. I work with brokers who bring me the deal flow. It’s not like I’m doing any work.

I did this in front of thousands of people. You take the difference between a real estate investor or real estate business owner. You draw a line and then on the other side of the sheet, you put private lender or bank. All the stuff that you have to do as an investor, you’ve got to go figure out the strategy because it’s always changing, wholesaling, flipping, fixing, creative deals, subject to or whatever. You got to get the coaching. You got to get the training. You got to get the paperwork. All of a sudden it’s like, “You got to get the marketing engine like REIvault and the sales team and start talking to sellers, making offers. Now, you get the deal.” Who writes the rules when you need the money? You go to the bank and they don’t use any of their own money. A lot of lenders don’t even need to use their own money. Who’s the first to get paid? It’s the bank. Who was the last to get paid? It’s the investor. Who takes all the risk? If something goes wrong, it’s the investor, not the bank.

All the stuff that you have to do as an investor, you've got to go figure out the strategy because it's always changing.
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This is leverage. It’s a financial game, the whole real estate thing. People think it’s real estate, it’s not. A real estate investor has to find a physical asset called a property. They got to borrow money at one rate, they make money in another and they take the spread, but then they have to deal with all the headaches of the asset class like the toilets, the tenants and all that stuff. A bank prints a piece of paper, i.e. a loan. That is the collateral. As long as somebody, the investor, signs on the dotted line, they turn that over and they use that as the collateral because it’s already backed by the property. It’s already backed by the investor doing all the work. They’re taking a spread and it’s the best business model known to mankind. Different than the bank, we can’t print money because we go to jail. They can print money out of thin air, we can’t.

It’s seven to one, nine to one now. It’s ridiculous.

Learning how to do and be the bank ultimately, it’s the best business model. Like you, I love it. It’s going to get even better after the market turns. That’s the only cashflow. In this market, you have to have cash to do it. I love the wholesaling now, tons of money. If you can control the sellers, we’re making a massive amount of money because there are many investors that are looking for deals. We’re taking a spread with little risk and you can make high six-figure, seven-figure businesses.

I’m going to ask you a question that my readers are tired of already, but I’m going to ask you and this is one of my favorite forays into private lending. Who’s the bigger criminal, the guy that robs the bank or the guy that owns it? To me, they’re both shady, but one is legal, one is not. The banks, everything is set up in their favor. The biggest buildings have their name on it. Someone who has a good job, let’s say they’re an architect or an accountant or something, but wants to be an investor not an operator, private lending is the way to go.

It’s easy to villainize the bank and the Federal Reserve, which is made up. It’s private. There’s nothing federal about the Federal Reserve. It was created in 1906 by a group of people, Rockefeller, JP Morgan Rothschild. That banking system is the same system in almost every country except for three. Even China and everywhere else except a few countries are all part of that connected system. Instead of villainizing the bank, the criminal organization, the cabal, whatever you want to call it, it’s like, “What did they do that we can replicate that’s legal and then do that?” It’s because the business model works. I love lending done right. It’s a simple business.


At the same time, I think you should buy some properties and hold them. If you can, you can flip some properties especially in this market. This is a euphoric stage of real estate. There are massive amounts of money. Clay is 28 or 29. He did $2.3 million and he has a small team. You start out, you do it yourself and then you bring in a sales acquisition guy and they make a piece the profits. If you do it right, you can have a nice return and then you take that money and lend it. I know that Clay, as an example, is lending money. He’s a big private lender in Indianapolis.

That’s where I want to be. Not that I want my name on a building, but I want that type of scale, that type of success in all things. I want to reiterate one more time. This isn’t for everyone. There’s an application process to make sure that it’s going to be a good fit. Do bring a bit of a budget, but bring your first 90, 120 days budget and you get all the infrastructure, you get the mailing and you get the outbound calling and the cold calling, which right there sells itself. You have to set up the appointments so the investor goes back and seals the deal. Gary, I can’t appreciate you coming on enough. It’s been one of my favorite interviews. Any links do you want to throw out, your podcast or anything?

We’re an invite-only, this is not a vendor model. REIvault is not a vendor model. You can’t hire us. The reason I say that is that we want to make sure that we’re working with the right people, the action-takers, the people that have true business and they’re ready to scale it. If you go to the link that was provided, it says, “See if I qualify.” Some of the markets are taken. We have semi-exclusivity. There are a number of markets around the country that are already taken by people. You fill out an application. You tell us a little about yourself. We’ll get on a live call. It’s not a sales call. It’s like, “We want to make sure that you understand what you’re getting into and what our team looks like.”

We’re going to be accountable. We’re extremely hands-on and we want to make sure if we’re driving quality leads that we’ve got somebody on the other end that’s going to be able to close those leads because we want a long-term relationship. Our average member has been with us for 27 months and we started this in 2013. It’s an invite-only model. You want to make sure that when you talk to Julia or Joan, you’d say that you came from Keith Baker, the Private Lender Podcast. We get a lot of people that will come from Facebook and they’re not a good fit. Definitely tell us that you came from here. I’d love to help. If not, I have a podcast, Huddle Podcast. I’m on Facebook and Instagram. After doing this business and being an entrepreneur for so long, it’s like, “Here’s my one minute of wisdom. I call it my five, ten, three rule or repetition or make it simple, just Keep It Simple Stupid.

The best systems are the simplest.

I love this industry. It’s done a lot for me. I love to be able to give back to the community as well.

I’m honored to have you on. I appreciate all the knowledge that you’ve shared. That exclusivity piece of it, not all markets are going to be open. That’s a great deal. You’re not going to share leads with anybody. Gary, thank you so much. I appreciate it. I wish you all the best.


That was Gary Boomershine talking about his REIvault system. I want to thank Gary for taking the time to come onto the show and for sharing his thoughts. I am a few weeks away from being interviewed on Gary’s podcast, which I’m looking forward to. That’s all I have for now. I want to thank you for hanging in there and reading this. If you could do me the honor and the favor, please leave an honest rating and review over at iTunes or whatever platform you use. Especially over at iTunes because they still are the 800-pound gorilla in the room and the more ratings and reviews this show receives will help it reach more people like you and me. Those of us who want to take control of our money, our future, our wealth and our legacy on our own terms. You can connect with me on social media. I do appreciate the texts, the emails and the Facebook Messengers. I love the feedback that I receive. Keep it coming. I want to say thank you for your time and consideration and for lending me your time now. Besides health, happiness and self-awareness, I wish you all a safe and prosperous private lending. Do the due diligence and go Astros.

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About Gary Boomershine

PLP 86 | REI Lead FlowGary Boomershine founded RealEstateInvestor.com in 2005 out of the need to scale and grow his own real estate investing and home buying business. With a family legacy in the real estate niche, and a long successful career in enterprise and emerging technology markets, Gary saw the vision for RealEstateInvestor.com. He noticed the glaring opportunity to leverage people, processes and technology to gain a leg up in a changing and competitive marketplace. As he worked to develop and use the initial product and service, he saw his real estate business flourish by allowing him to work smarter – not harder and focusing on the one thing that makes money – talking to sellers and making offers. That’s when RealEstateInvestor.com began offering its flagship product, REIvault, to the savvy investor market.

According to Gary, “Most small real estate enterprises limit their growth and many times fail because they lack real marketing and sales expertise along with the infrastructure to scale their business. Instead of being able to focus on closing deals and maximizing profits, they hit a wall trying to build and do everything themselves; and they simply can’t do it!”

REIvault caters to top producing agents, investors and smaller hedge funds who are looking for a competitive advantage in their local markets. Under the leadership of Gary Boomershine, this service has launched a “technology revolution” within the real estate niche; offering an alternative to the MLS by bringing pre-screened motivated sellers and buyers face to face at the right time.

Gary currently resides in Northern California with his wife and two daughters where he continues to manage a global team for RealEstateInvestor.com. He is actively involved in real estate investing and private lending. In his free time, he enjoys fly fishing, skiing, hiking, mountain biking and traveling with family.

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