Unlocking the Power of PPC in Real Estate with Tim Opelt: Can It Transform Your Business?

In this episode of the REI Freedom Podcast, host Jeremy welcomes special guest Tim Opelt to discuss the world of wholesaling and online marketing. With a decade of experience in wholesaling, Tim shares insights on utilizing pay-per-click advertising for real estate investors.

They explore the nuances of this marketing channel, its suitability for different levels of wholesalers, and how it can significantly impact off-market acquisition companies.

Whether you're a seasoned investor or new to wholesaling, this conversation offers actionable strategies to elevate your real estate business. Join Jeremy and Tim for valuable insights and expert tips to unlock your potential in the world of real estate investing.

Time Stamps
[00:01:49] PPC deep dive with Tim Alpelt.

[00:05:57] First deal challenges and success.

[00:07:36] Building success through consistency.

[00:11:46] Google Ads for beginners

[00:15:08] Business growth and focus.

[00:16:28] Choosing the right PPC agency.

[00:19:22] Starting point for good ROI.

[00:24:06] PPC leads and deal sizes.

[00:26:51] Advice for newcomers.

[00:30:52] The power of real estate.

Connect with Tim:
Website: https://www.wholesalingppc.com/home
Free PPC Mastery Course: https://www.wholesalingppc.com/course

Join our private Facebook Group for Free coaching and free resources:
Facebook Group : https://bit.ly/3zHjofz

Transcript

Unlocking PPC Power in Real Estate with Tim Opelt

Jeremy Beland: We have a great guest as usual for you guys this week. I'm really excited to share this gentleman with you. His name is Tim Alpelt. he's a German guy, but no, we're just joking offline about how to pronounce his name because I butcher everybody's name, but he is the a guru when it comes to PPC. So we are going to deep dive a little bit in PPC today, as well as some of his experience.

This guy's been around doing things at a high level for a long time. so you guys should learn a lot from somebody who's been in the business. I'm super excited. well, we're going to introduce him now. Welcome to the show, Tim.

Oppelt: Thanks, Jeremy. Appreciate it, man. Yeah. And you got my name right. Most people don't. So I appreciate that. It was a win.

Jeremy Beland: I'm super excited to have you here today. So Tim, how long have you been wholesaling?

Oppelt: did my first deal almost exactly 10 years ago.

Jeremy Beland: Wow. Okay. So how did you get into wholesaling? Tell us a little bit about that first deal.

Oppelt: Yeah. I got into wholesaling. ironically, how I actually got started, I was in high school and I used to watch Oprah,and there was this one episode where Will Smith was on it. And he was,completely random by the way. he mentioned his son was on it and his son read this book called Rich Dad Poor Dad. And I'm a big Will Smith fan. I have, YouTube channel. I have made a video about Will Smith. I like him a lot. I used to be like obsessed over him, idolizing him because he's very inspiring. But anyway, I basically heard about this book called Rich Dad Poor Dad on this Oprah show. I was interested in making money to me.

I didn't have a lot of money growing up. So I wanted to find some way that I felt like I had some control, over my finances. So I ended up reading the book. I think a lot of people get started off reading Rich Dad Poor Dad. so I read the book and then from there I went, basically it sells you on, Hey, do real estate.

So I found this local, networking event. I was in New Jersey. It's where I grew up. So I went to a local event. everything was hosted on meetup. com back in the day. So I

spammed the a hundred members, 200 members in the group. And I said, Hey, look, I'm a young guy. I'll work hard. Let me work for you for free. And then teach me about real estate. I didn't know anything about real estate investing, real estate agent. I didn't know what I wanted to do. So I ended up working for this woman named Katie who, purchased this fortune builders program. I don't know if anyone here is familiar with

fortune 

builders.

Okay, they don't do as much coaching as they used to,

but they used to be really big. so basically she, paid like 25 grand for

this program and she gave me access to it completely for free. So I went through, downloaded all of the systems and everything they had, and that's where I really learned what wholesaling was specifically. And then I basically followed their system. I ended up, graduated from college, moved to Delaware, with my girlfriend, for her to get her, PhD. And that's when I started my business

and that's how I got into wholesaling.

Jeremy Beland: Wow. So tell us about that first deal. Like, how did you find it? If I know you're going way back, like 10 years ago, but can you remember anything specific about the first deal? Cause that's usually the most magical one, right? It's the one that is Holy moly, this thing actually works. I can do this.

Like that, power of belief at that moment.

Oppelt: So I got started, yeah, in like June, I would say. So I got started, I registered my LLC in August of 2013. And I started sending out handwritten yellow letters to, I think it was like a probate list, county probate list. I got my first property under contract within four months. I sent out like 500 letters. I was like, this is easy. This is easy money. So I got a property under contract, found a buyer. The assignment fee was going to be like 5k. Okay. I remember vividly, I was in Target and the buyer calls me and he says, Hey, Tim, I can't do this deal. I have to back out. Turns out the buyer was also a new flipper.

He didn't know what he was doing either. I had my repair estimates completely incorrect.

So I overpriced the property. Yeah. Shocker, right? and I didn't realize I probably should have had a non refundable deposit for assignments for my buyers that ever since then I have non refundable deposit.

That if you're going to work with me. You need to make, you commit. So anyway, that deal completely fell apart. I had to call the seller in Target. I was like almost in tears. I felt like such a scumbag. but he was cool with it. He was like, yeah, sure. Whatever. And then he sold the property to someone else like a week later. But, Then, so that was like December 2023. It took me six months after that to actually get a deal. I was doing bandit signs. I was doing more yellow letters. I was buying random lists. I was just trying everything under the sun. it ended up being this company called U. S. Leadlist.

Jeremy Beland: Oh yeah. Familiar with them. Yeah, the inheritance list.

Oppelt: Yeah, their magical list.

Yeah.it's an inheritance list.

But, so it was like 500 names I'd mail out every month and I just got a property under contract in the slums of Wilmington. I got the property for eight grand under contract.

It was, siblings and I sold it for 10. I made two grand on my very first deal. So I was only in the hole like seven grand after that instead of nine grand. but that's how I got started. And the stakes were low.

I think being new, we all have mental roadblocks.so to me, the stakes were very low.

It was a low price deal. There wasn't much money involved, but I got a lot of confidence from there. And then I did another deal. Through, Google ads, a few months later, that was seven grand. And then another one through Google ads later, that was 11. And then I kind of

Jeremy Beland: Got out of the red and into the black, finally.

Oppelt: Finally, at the end of the year, I think I broke even. And

then the next year I made some money. So

Jeremy Beland: Yeah. a lot of people don't understand,you don't make a lot of money off those first deals, right? Because you don't actually have the skillset yet and you're just learning. And regardless of what kind of training or coaching you do, you're still just a beginner and all work is make mistakes in anything you do.

Right. and a lot of the students that come into our coaching program, I tell them it takes like a solid year of being very consistent in this business with marketing, going on appointments and talking to sales, to really build the foundation of something great. Right. And you may break even.

After, you may make 100, 000, 150, 000 in gross profits, but after all the money you put back into everything else, you may not net a lot. sometimes you don't, we made 73, 000 our first year off of 10 deals. My first one was five. but you know, we made a little bit of money that first year, but it all went right back into the business.

But that second year, we went from 10 deals to like 25 and did like over a quarter million dollars. And that really built the foundation really to move to those next levels of success. I think that's a realistic timeline. Now you've been doing this for 10 years, which is pretty remarkable.

lot of people don't even make it to year one and here you are a decade later still doing it. are you still doing a lot of wholesale? Has your business model changed at all?

Oppelt: Yeah, for sure. No, I'm not doing a lot of deals, honestly, at this point anymore. as you mentioned, I run an agency. So came a point a few years ago, basically my business grew from doing online deals only. I was doing direct mail. I was doing banded signs. But. My ROI for, Google was like eight X and I was spending less money and making more per deal.

The deals were bigger. So I slowly transitioned all my business to, I was one of the few people I knew that was actually doing all their deals online. so business model was working. I started doing it for my friends. I was only in Delaware. I didn't want to expand geographically. I just, a choice I made and

yeah, I ended up basically running the campaign, the same system I use for myself.

I started doing it for my friends and then, you That business started to grow word of mouth wise. And I realized I liked marketing a lot better than I liked sales. I know you guys are big sales guy. I'm more of an introvert kind of behind the computer

type of guy. I liked internet marketing.

I thought the business model for me running an agency. the income was a bit more stable, less up and down. for me, it's what I wanted and I took the opportunity. So I basically, took my wholesaling business in Delaware. I found a 50 50 partner, his name Jordan.

He basically runs the business.

We split profits. I do the marketing. And then, I focus on my agency cause it's too hard to focus on two different businesses

Jeremy Beland: Oh, for sure. So tell us a little bit about your agency now. So it focuses on PPC, and for people who don't understand that, Google Ads PPC, that's pay per click, right?

Oppelt: Correct. Basically it's,you can sign up with Google ads and, whenever you go on Google, you search for a pizza place or something, you're going to see the sponsored at the top, people are paying to be there and then the normal search results. So basically the business is you're paying Google to show up in the top of the search results page, with an ad, someone clicks on your ad, they go to your website, they fill out your form and they call you.

So it's people who are, it's effective because people are looking for your service. People typing in. I need to sell my house now or, cash for my home or something, versus, a lot of us are cold calling and direct mail, it's kind of painful because they don't want to be bothered and they're going to say F you and you're going to get angry voicemails and, all that stuff.

it, there's definitely a learning curve to do it. That's why my business exists, but, it can be very effective.

Jeremy Beland: Yeah. we found PPC for my businesses to be our number one marketing channel for geez, I think six out of the last eight years. And,SEO PPC and direct mail have been on top three, but PPC has been the number one by far and away. ROI has been great on it. sometimes the cost per lead can be expensive, but the motivation is definitely great.

When you talked about. Cold calling, direct mail or texting. That is cold outreach. And that is hitting a lot of people hoping to just find somebody in there that may be interested in selling a home at some point. Whereas PPC, most of those people that call you aren't saying, Hey, take me off your list.

They're like, Hey, I need to sell my home. Can you help me?

Oppelt: Exactly. Yeah. 100%. Yeah. And the thing is, I don't think a lot of people talk about it because it is, I say more of an advanced strategy.

When I say advanced, I mean, expensive.

Jeremy Beland: Yep.

Oppelt: It's more of an expensive strategy. So people who are brand new shouldn't be doing it. I don't offer a coaching program for me or anything like that.

I don't think newbies should be doing Google ads

because it can take a thousands of dollars, right? someone like you is perfect for it because you can spend it and it's a good way to scale. but I think what people don't realize is that Google ads is a skill set. And, people want to become wholesalers and that's great.

But I think a certain percent of them, a lot of people can make money in a lot of different ways in real estate. And I think if you can take the time to learn it, like I did, you can have a skillset that you can use to build relationships in this business. It's kind of a creative way to think about it, but, I know a lot of marketers. Who partner, who don't necessarily want to do deals themselves, who partner up with other people like you, who are other people who are really good at acquisitions. And they can run their marketing for them. So they don't necessarily need to pay Google ads themselves. They can leverage their skillset and partner up with somebody who can help them achieve their goals.

And I think that would be the only way I would say justifying a newbie. To learn Google ads is to use it as a negotiation tactic to partner up with somebody who is doing deals and has money,

Jeremy Beland: And I think that's a great bit of advice. with our coaching students, we always tell them like, listen, unless you're doing deals regularly and have some experience, don't even think about PPC. Yes, the leads are much, much better than what you would do with direct mail and things of that nature, but your skillset isn't there yet.

And as you mentioned, it is expensive. And when you're screwing up phone calls, screwing up appointments and screwing up deals, when your lead cost is low, as it would be with cold calling or text messaging or direct mail, that, Cost of learning doesn't hurt as much when you're talking hundreds of dollars, as opposed to it would be thousands of dollars in PPC.

And, and although PPC, the leads are definitely much more motivated, you could still be running into competition from other competitors in the market with those. So,you really need to be at a higher level to handle those, but once you get some experience on your way under your belt and start doing deals like PPC should be a must in any business.

Everybody's business as a mocking channel. I think it should be really the cornerstone of everything you do once you start getting up and running. what do you think about that? 

Oppelt: One of our clients has been with us. He's in Georgia for almost five years now, four years. He yeah, advanced. He came from wholesaling Inc. Actually

came from wholesaling. 

Um, 

Jeremy Beland: Woo!

Oppelt: I was on Tom's podcast many moons ago when he was still before he sold the business. But, yeah, you advanced said that, I think it rings true that PPC. Is the best number two marketing channel to add to your business. Now, number one is kind of people getting started, maybe a lower cost channel, like

Jeremy Beland: Cold call in direct

mail. 

Oppelt: mail.

but to scale it up, PPC is amazing the leads are expensive, but the leads are very good. So there's less, operational overhead.

the salespeople are not going to take that much time. There's less leads to talk to. you can press of a button. You can scale it to any location you want. You can control your costs very well. so it's a great way to go from, five deals a month to 20 deals a year to 50 deals a year, depending on your market.

So I think that holds true. I don't think anyone getting started should do PPC, but as a number two marketing channel, if you're trying to grow your business, 100%. Yeah,

Jeremy Beland: see some people doing, and you may run in this, have run into this over the years of you doing this. Now you're kind of an exception to this rule where you were started out as a wholesaler, started to do some PPC on the side, realized that I actually enjoy this and kind of went into a full time and then, kind of delegated your ownership to some level, of your wholesaling business.

So you still get paid from it, but you're not In the active role with it every day, but I could see the person who says, all right, I'm wholesaling. Now I'm going to figure out how to do PPC on my own. I'm going to learn Google AdWords on my own because I know computers. I know technologies. I know this stuff and I want to save money.

So I'm going to do it myself while trying to run it. All the acquisitions and dispositions in my business to save money. Now I can imagine there's a lot of a learning curve there, but in my opinion, I would say that is like the biggest mistake you could do. I'd rather pay somebody like you, Tim, to run that for me so we could just continue to get deals and not have to worry about it.

I don't, I'm not worried about saving money. I'm worried about making more money.

Oppelt: Yeah. Yeah. A hundred percent. I think it goes back to what is the best use of your time. And for me, I figured out, running Google ads is probably the best use of my time and building the business. But yeah, like you said, I'm the exception to the rule. I think most people like you would have the best use of their time is probably closing deals or managing a sales team,

Jeremy Beland: sure. So where do you see your business going in years to come? 

Oppelt: my wholesaling business or my agency

or, you know,yeah. The wholesaling business, honestly, steady as she goes, I think. I'm honestly not too concerned if it scales up to a million dollars or goes out of business, to be honest. it's not my focus, anymore. I like to say I'm doing deals, but, ultimately, It's not that big as long as I, can keep a pulse on what's going on with my clients.

I don't really care honestly about my

wholesaling business. but my agency business, man, like things are good. We've been growing mainly through word of mouth over the last few years. I mean, we have almost 60 investors across

the country where, we're working with now, recently started running. 

Yeah, I'm one of them. Yeah, exactly. Yeah, I do it for myself and you're one of them, right?

It's 

Jeremy Beland: one of them. Yep. That'll 

fly. 

Oppelt: percent.

Yeah.

Yeah. Every single person who has mentioned us,we try to go out there and say, Hey, want to work together or something. Everybody has to work with us first before they will ever promote us.

Like no one who ever said, Hey, Tim does a good job has ever said it without. Us actually getting deals for them. so yeah, a hundred percent. Yeah. if you, and if you,are interested, like you can visit our website, wholesaling ppc. com, but we recently started doing some paid ads. So I'm trying to scale the business up. we'll see how it goes. but I think things are pretty good right now. If things stayed the same for the rest of my life, I'd be happy.

Jeremy Beland: Are you doing any real estate for yourself personally?

Oppelt: No,

I'm not doing.

Jeremy Beland: all in on your PPC agency.

Oppelt: I'm only doing one thing and that's my agency.

Jeremy Beland: You hear that? He's only doing one thing guys. That's why he's great at what he does. gold nugget there. so guess what I want to say is with your PPC, we've tried multiple companies over the years. We have found out just like all marketing channels and marketing companies that we use, they're not all created equal.

So if somebody is looking to get into PPC, what are some things that they should consider while trying to find the right agency for them? 

Oppelt: Ah, that is a good question. obviously I'm going to sit here and say I'm the best one, but you know, everyone's going to, take that with a grain of salt, the conflict of interest there. I think when you're looking for an agency, there's definitely a few things to consider.

I'd say, making sure that they are in the real estate investment space. There's over 10, 000 agencies in the U S digital marketing agencies. 99. 9 percent of them have never done anything in real estate investing. and like you said, it's very expensive.

So someone typing in sell my house, most agencies are going to be like, Hey, that's great, but it's actually not good because we're a niche within a niche.

So someone who wants to sell their home is most likely going to list with a realtor. That's 90 percent of the traffic. So you're actually targeting 90 percent of the people you don't want. And most agencies, just for some reason, like they don't understand the nuances. Of a bad lead versus a good lead.

Like what is a lead that's going to actually turn into a flip or a wholesale deal or create a finance deal? I know that because I literally do it for myself in the business. So I would say that's the number one thing. I'd say that fees are obviously a big one. your budget relative to what the agency's fees are. the reason why I started, one of the reasons why I started the agency in the first place is because. I think a lot of people weren't doing Google ads because most of the options out there are agencies, who either are cheap, but don't know what they're doing. They're never done real estate or ones that are in our space. Their fees are, two, three, 4, 000 a month.

And I think most probably people in your program and most investors out there are at a point where they're only their budgets, maybe two or three grand a month at most. And if you're paying three grand a month in fees, there's nothing left over to actually you. market. And even if, you can't spend half of your budget on fees. So I think most people just didn't have access to Google ads and, didn't want to learn it. we started our agency to have as low a cost as possible while also providing just as good, if not better results. I'm a very operationally streamlined focus. I would say if you're going to budget two or three grand a month, you need to make sure that you're not spending more than a grand on fees. If that like 30 percent of your budget or less should be on fees. Those are definitely very important as

Jeremy Beland: and those fees can get very costly. We know firsthand as well. with regards to a budget,we got people that are doing direct mail. We got people doing cold calling. They're listening to us right now. They're thinking, wow, PPC sounds great, but I don't know how much money I should spend.

What is a good. starting point for somebody to get a good ROI. Is it three grand, five grand, 10 grand, 15 grand? What's that monthly spend that you feel like is a good starting point to start generating some leads and start seeing some ROI? 

Oppelt: Yeah, good question. We get that question a lot. So the answer is, it depends. Most of the time, my answer is going to be, it depends. yeah, but basically it comes down to, your expectations and your market. So look, you can run a campaign at 500 a month, and it will work eventually. The question is, will it work fast enough for it to matter for you?

Right. like if you want to launch a campaign and you want to get a deal in the next three months. And your budget is 500 a month and you're in Miami, probably not going to happen. At 500 a month, it could take you two to three years to get a deal because your first deal may cost eight to 10, 000 in Miami specifically because it's expensive, but you're going to make 40 or 50 grand on a deal, right?

So typically ends up being the ROI for our clients. It's three to five X. Typically the ROI is a bit higher if they're flipping or they're able to monetize deals a bit better. so I would say, look,if you are trying to get a deal within six months, it really depends on your market. On average, you should probably have 10 to 12 grand to set aside over six months, to invest in a campaign.

But again, We turned out a lot of people who want to do PPC because it really depends on your budget, your expectations and your market. If you're in Miami and you want to spend two grand a month and you need a deal in six months, or you're going to bash us online, we're not going to work with you, you know what I mean?

So it really does depend and you should take it seriously. You shouldn't spend a single dollar in Google ads until you have your strategy worked out. That is something I see people waste money all the time. They don't understand that their market is a big difference. or someone who's in the middle of nowhere in rural Minnesota, who has 2, 000 a month to spend, but they don't realize, well, their market only has 20, 000 people in it, they actually can't even spend their budget.

So they're not going to get a deal within a year and a half, potentially based on what they're doing. there's a lot of factors at play and that's why we spend a lot of time with people, with our leads who come in to really see if they're a good fit or not.

Jeremy Beland: All right, so let's break that down real quick. So our listeners are interested in working with you, Tim. They want to learn about PPC. So they should probably set up some initial phone call to have a better idea of expectations, their market, marketing spend, what their, maybe the exit strategies are, all those dynamics to see if it's really a good fit for them because it may or may not be depending on this situation, right?

Oppelt: A hundred percent. Yeah. A hundred percent. Yeah. They, so there's two things I'd recommend to anyone who is interested in Google ads or curious about it. They can go to our website, wholesalingpbc. com and schedule a call, with us, or I have a free course as well. I created the free course in part to educate people. There's a lot of courses out there that are three or 5, 000. My course is, I think, way better than theirs and it's completely free. obviously there's no bias there at all. but yeah, if you go to wholesalingpbc. com slash course, it's completely for free. It's literally the exact system that we use to run campaigns.

If you want to do everything yourself, it's not like there's no upsells or anything in there. I'm like only giving you nuggets. No, I'm literally giving you everything that we do. completely for free. All the strategy, everything to take into account, how much money you should spend, your market, your business model, everything is in there.

So I'd recommend starting their wholesaling ppc. com slash course. if you want to skip that and just want to talk to someone, you could schedule a call with us too.

Jeremy Beland: I love that. And I would tell you guys, get him on the phone. See if this is a marketing channel you want to add. If you're already doing deals consistently every month and you're not doing PPC, I think you really seriously need to consider adding this. It can be a game changer in your business. I remember when we started with PPC many years ago, it was a huge, Factor in our growth as a company.

And we typically see, and we have been seeing five X returns for many years now off of,PPC leads across. We don't just wholesale everything. We wholetail and we flip and things like that. That helps with that. but with that being said, even just off our wholesale deals, we see a three X return.

And what's great about PPC too, is if you're in a situation where have the ability to take down deals with private. Capital, right? You're borrowing private money. You can get a lot of retail type houses. So what we found with PPC is in our, just our website leads in general, is that they may not necessarily be a distressed house.

They may need to sell Urgently, or sell at a discount for multiple reasons, but the house is actually nice. And we'll physically buy this house at 70 cents on the dollar from a PPC lead that most of our investors are like, well, there's nothing to do here, right? I can't wholesale to an investor because there's no meat on the bone, but we'll buy it using private money.

We'll clean it and put it on the market a week later and sell it to a retail buyer. And we make, 30, 40, 50, 000 off deals like that all the time. That direct mail doesn't bring, cold calling doesn't bring, but PPC and SEO bring us those leads all the time in half a year. And we have literally made millions and millions of dollars off of those type of deals all the time.

Thanks to PPC.

Oppelt: Yeah, a hundred percent. PPC deals tend to be way bigger than every other marketing channel, except maybe SEO. SEO is probably similar. Maybe SEO is a little better, but for the most part, people who come in inbound through Google are the fattest of the fattest deals you're going to get. The leads are more expensive, but it well makes up for it on the back end of revenue.

And I will say that I think one reason that You guys do so well is because you're able to monetize, you're able to hotel flip and wholesale, and you have a really good sales system in place. if someone who doesn't have a great sales system in place, doesn't know how to do sales, they're not going to be as successful.

And I will say that, we have a lot of clients, who actually have full time jobs. So they are teachers or they're engineers or something like that. And they're trying, they have money. And they're trying to get into the business. but they don't have time to do three hours of cold calling every single day or to scrub all these lists and stuff. And I think for that specific scenario, I don't know how many of your people in your audience are also working at jobs, but a lot of us are trying to get that freedom or trying to get out of our nine to five. PPC is great because if you know what you're doing and you have a little bit of money, there's not that, you don't actually have to manage that many leads that come in. Like you can do, we have a, like I mentioned the guy in Georgia, he made over a hundred, he netted after fees and expenses and everything, netted over a hundred thousand dollars of the first year working with us. He probably got one lead a week on average,

but he was closing like one in eight

because the leads are so good. So I mean, how much time does it take to manage one lead a week? Not very much. You can have two full time jobs and do it. Right. and that's something you can't do with cold calling. And I think it's very enticing and it's a really good fit for a lot of people who don't have a lot of time, but you have a little bit of money to spend.

Jeremy Beland: Yeah. and I will say it's a good conversion. example that you gave there for one in eight, which is tremendous by the way, up here in the Northeast, it's a very competitive PPC market and the cost for PPC is very expensive. we saw, in parts of 2023, they were approaching 700 pay per click per lead, which is,

it's like out there with Los Angeles and everywhere else with those kinds of costs.

But, historically we've averaged. One deal out of every 12 leads out of PPC. So what we've done is we've typically seen somewhere around 20 to 25 leads per month consistently. And we've landed about two deals consistently from PPC for five years, which is amazing. So it's a wonderful marketing channel.

I can't recommend it enough to our listeners. And if you guys are seriously thinking about it, you just told you guys wholesaling, ppc. com. That is the place to go. But Tim, as we wrap this up, I got two questions for you. I know you're not doing real estate all the time now, although you have a partner that was going with it, but I do want to ask you some questions as it relates to real estate.

 if there's somebody new, knowing what you know now, somebody new coming into this business, into this world of wholesaling off market acquisitions, what's one piece of advice you'd give somebody today, just starting out? 

Oppelt: Oh, one piece of advice starting out. that is a good question. I would say I'm trying to think of a non cliche answer, but honestly, Being patient is really important. You're probably not, you probably don't have the skillset to be successful. And it takes. Time to build the skillset. I would say,there's a lot of newbies, that say they want to do deals, but what they really want us to get rich quick because of all the social media stuff, Bob closed 50 grand in his first month wholesaling.

And like that stuff. Seems like it's the rule, but it's actually the exception. so it's a little bit of, I think people don't really have a good reality check when they get into this business. So I would say, at some point, probably three to six months when you're getting started, you're going to hit that reality check and you're going to feel like there's a disconnect between your experience and everything you see online. And you're going to wonder, you're going to be very confused. And when you're at that point, you should expect that point to come. If you're not at that point yet. And if you are at that point, understand that's normal. You're not doing anything wrong and you just need to be patient and keep at it. And you need to be resilient because you're not, you're probably not going to get a deal within the first 30 days.

I mean, it took me. from the moment I read that Rich Dad, Poor Dad book, between actually close to the deal, I was four years between, getting the mentor and going through the program and trying all these different things. It takes a while and there's no such thing as a free lunch.

if you want to change your life and actually have financial freedom, you're not gonna get it in three months. And if you expect that, then you're not living in reality,

Jeremy Beland: I think there's no truer words ever been spoken. And I love how honest you were. Cause that is absolutely 100 percent accurate three to six months. You feel like, what am I doing wrong? What is everybody doing right on social media? They're all crushing it. What am I doing wrong? And the reality is you're doing everything right.

And in my business, we say those who survive thrive, right? Because there's going to be gut check moments. You talked about early in this podcast, the ups and downs of real estate. That's it. It's inevitable, just like in anything else, right? So you're going to have good months and bad months. And that makes you start to doubt things.

and if any of our listeners and students are listening, they know if they had a conversation with me, I say, even with a good coaching program, whether it's ours or somebody else's and great marketing, you may not get your first deal for three to four months, because that's how long it typically takes.

And. You may not even come out of the red for the first six months. And then it's, for years we talked about earlier, you're building the foundation for something great, but you may just break even that first year. That is the reality. you're going to get some big wins, some 40, 50, 000, but you may go three months before you get another deal again in that first year.

And then you spend 30, 40, 000 on marketing until that next deal comes through. I think that's great advice. I appreciate you sharing that. So one last question for you, Tim. I know you're not in real estate today, but you know, we call this REI freedom because freedom for everybody is different when it comes to real estate and real estate investing, whether you're, a marketing channel like yourself or you buy rentals or you flip or whatever the case is.

So what does REI freedom mean to you personally, when you hear that? 

Oppelt: I think it's being able to do what you want, when you want, with who you want. You know what I mean? I think it's pretty simple. Like for, I got started in real estate and I'm still in real estate. It's a little bit different. I mean, there's a million ways to make money in our industry.

And I could probably get by working five or 10 hours a week. If I really had to, I could get by working five hours a week. I traveled six weeks in Europe with my wife when she got her PhD a couple years ago. I didn't have to do that much. honestly, like it's a great life. I've been working from home way before COVID.

Now that it's like a thing, I've been doing it way before that. and it's great. Like I wouldn't change it for the world. I'm really grateful that I can do this. It's a really powerful business to have. and if you have your system set up and you focus on what you're good at, and you delegate well.

You really can be a really powerful business, whether you're in real estate or doing any of business, honestly. but real estate, I think is a little bit more straightforward and easier. And there's a lot of good education out there to do it.

Jeremy Beland: I love it. great podcast today, Tim. Appreciate you being on guys. Listen, he just said it, he's going away for six weeks. The rest of us have to ask. Well, not me, but the rest, a lot of us have to ask for permission to just get a week off at some point this year to go on vacation. He could do whatever he wants.

Anytime he wants. That's what the power of real estate investing is all about real estate, right? You don't, you can open up a PPC agency, a direct mail agency. You can Be flipping. You could be wholetailing. You could be wholesaling. It could be many different things. Car washes, you name it. There's a lot of opportunities, but you have to take massive imperfect action.

You can't let analysis paralysis prevent you from living a life like Tim does living a life like I do. Now, listen, we told you it's not easy. It's simple, but it's not easy. And there's going to be some gut check moments along the way. But if you can survive, you will thrive. So I hope you guys will do that.

wholesaling ppc. com is the place to go. We'll put that in the show notes. We really appreciate Tim being on. And last thing, guys, if you're listening to this and you haven't joined our Facebook group, REI Freedom, we're What are you waiting for that private group? We are giving away free coaching all the time.

Dan Toback, the legend, who's not with us today because of his wisdom teeth removal, is in there giving lives when he can talk and he's providing tons of value. So you guys can do more deals, bigger deals with less cancellations. Considering I just said more deals, bigger deals and less cancellation, go there and download for free a top five sales techniques to do all those things.

So you can get some money to hire Tim to do PPC. So you guys can start to get a five X return on ROI on your marketing and break from the golden handcuffs and start going away to Europe for six weeks and live in that kind of life. Cause that is right around the corner in a couple of years. I promise you guys.

So Tim, great episode, brother. I hope everybody goes to your website today and books an appointment to talk to you. If they don't, they're making a big mistake. I appreciate you being on the show, man.

Oppelt: Thanks, Jeremy. Appreciate it. Let's do this again sometime.

Jeremy Beland: Take care.

Oppelt: Take care.