In 2012 a friend brought me into a deal and made money on it five different times. I'd been investing three years and thought I understood the business. I'd been collecting one check per deal like everybody else.
This is that deal, written out in order, with the numbers — plus why the structure works better in 2026 than it did then.
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People who are already trying to buy houses and keep losing to a higher cash offer. If you've never looked at a deal, this will still make sense — but it'll land harder if you've felt the problem.
Thirty people mailed that seller. You're all offering roughly the same number. There's a second offer none of them are making.
The section on borrowing above cost is the honest answer to "how do I start with nothing" — and it isn't a trick.
Wholesaling is the filter. You look at hundreds a year and keep the few worth owning, on financing a bank would never write you.
I was a general contractor for fourteen years. In 2008 my own house went into foreclosure — I was the guy those "we buy houses" signs are written for.
I moved to Las Vegas in 2009 with no money and a foreclosure on my credit, and bought a bank-owned house on Appleton Street by mailing postcards to everyone who'd paid cash within three miles that year. One of them answered. He bought it, then bought the next one, and we did deals together for years.
Since then: residential flips, wholesale, BRRRR, and three industrial buildings in Las Vegas and Henderson — all on creative financing.
I still buy houses. This isn't my business; it's what I do alongside it.