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From Broke to $3M: Off-Market Real Estate Secrets

How a High School Dropout Built a $3 Million Real Estate Empire Using Off-Market Deals and TV Commercials

Episode Summary

In this powerful episode of The Real Estate Investing Club, host Gabe Petersen sits down with Jeremy Beland, an off-market specialist who transformed his life from poverty and homelessness to building a multi-million dollar real estate portfolio. Jeremy shares his incredible journey and reveals the strategies that work best in today’s market:

  • From Zero to Hero: Jeremy went from being a high school dropout making $24,000/year as a window cleaner to owning multiple rental properties across different states
  • Military to Millions: How serving in the Air Force became the catalyst for his real estate success
  • Off-Market Mastery: Why wholesaling is now just a small part of his business strategy
  • TV Commercial Success: His current favorite lead generation method that’s producing consistent deals
  • Market Selection: Why he’s focusing on Jackson, Mississippi for rental properties with 13% returns
  • The Reality Check: Honest insights about the emotional rollercoaster of real estate investing

Can You Really Build Wealth in Real Estate Starting From Nothing?

Absolutely, and Jeremy Beland’s story proves it. As Jeremy shares in the episode: “I came into this world with a single mother… Very, very poor, bouncing around from place to place. My mom was basically homeless. So came into life struggling… living on welfare for the first half dozen years of my life.”

Despite starting with absolutely nothing – no credit, no money, and no education – Jeremy built a substantial real estate portfolio. The key isn’t having resources; it’s having resourcefulness. Jeremy emphasizes that he was “taking massive and perfect action and trying” even when he had no clue what he was doing. He started by placing simple ads in newspapers saying “we buy houses” and learning from books like Rich Dad, Poor Dad.

The transformation happened when Jeremy joined the military, which provided him with a VA loan and stable income. Within his first year out of the Air Force, he went from zero properties to acquiring multiple rentals. As he puts it: “I come out with the benefits. And within a year, I was on fire… next thing you know, I owned three houses and we were offering four more properties in a year.”

What’s the Difference Between Wholesaling and Off-Market Investing?

While many people think wholesaling is the only way to work with off-market properties, Jeremy clarifies this misconception perfectly: “I definitely started out as a wholesaler, but I would consider myself an off-market specialist these days. We are just focused on getting properties off-market and we disbow them in every different way.”

Wholesaling is simply assigning contracts to other buyers for a fee, but off-market investing encompasses multiple exit strategies:

  • Keeping properties as rentals for cash flow
  • Fix-and-flip projects for larger profits
  • Subject-to deals where you take over existing mortgages
  • Creative financing strategies that don’t require traditional bank loans
  • Wholesale assignments when the numbers don’t work for other strategies

Jeremy notes: “Whereas wholesale used to be a majority of my business, I would say it’s just a small part of what I do these days.” This evolution happens naturally as investors build capital and experience – you start seeing opportunities beyond just quick wholesale fees.

How Do TV Commercials Work for Real Estate Lead Generation?

TV commercials have become Jeremy’s favorite lead generation method, and for good reason. As he states enthusiastically: “Right today is TV commercials. I love it.”

The strategy involves running local TV spots with simple messages like “We Buy Houses for Cash” during specific time slots when motivated sellers are most likely to be watching. These commercials generate high-quality leads from homeowners facing:

  • Foreclosure situations
  • Inherited properties they need to sell quickly
  • Properties in disrepair
  • Divorce situations requiring fast sales

The advantage of TV commercials is the trust factor – appearing on television gives instant credibility that online ads often lack. Sellers see you as an established, legitimate business rather than just another investor sending texts or cold calls. However, Jeremy also warns that TV commercials can be “up and down all over the place” in terms of consistency, which is why having multiple lead sources is crucial.

Is Pay-Per-Click Advertising Worth It for Real Estate Investors?

According to Jeremy, pay-per-click (PPC) is the most reliable lead generation strategy for building a predictable business. When asked about his favorite strategy for finding deals, he responds: “If I’m going to have to be on something that it’s, I can plan a business around, it would be pay per click. I think, yeah, that’s the most consistent one that you can literally plan ahead for.”

PPC advertising, particularly through Google Ads, allows investors to:

  • Target specific keywords like “sell my house fast” or “cash home buyers”
  • Control your budget and scale up or down based on results
  • Track ROI precisely with conversion tracking
  • Generate leads 24/7 without active prospecting
  • Build a predictable pipeline of motivated sellers

The key advantage is consistency and scalability. Unlike TV commercials which can fluctuate wildly, PPC provides steady lead flow that you can forecast and budget around. This makes it ideal for building a sustainable real estate business rather than hoping for sporadic deals.

How Can Military Service Help With Real Estate Investing?

Jeremy’s military service became the turning point in his real estate journey, providing benefits that most civilians don’t fully understand. As he explains: “In order to get into the Air Force, I couldn’t go through foreclosure and bankruptcy because I needed a top secret clearance.”

This forced Jeremy to find creative solutions to save his home, ultimately leading him to learn about subject-to deals and creative financing. But the real benefits came after service:

VA Loan Benefits: “I come out with the benefits. And within a year, I was on fire… I started to use my VA benefits, buy rentals.” The VA loan allows veterans to purchase properties with zero down payment and no PMI, making it one of the most powerful tools for building a portfolio.

Steady Income: Military service provided stable income and benefits that banks recognize when qualifying for loans. This credibility opened doors that were previously closed.

Discipline and Systems: The military teaches systematic thinking and discipline that translates directly to real estate success. Jeremy applied these lessons to building repeatable processes for finding and closing deals.

Network and Resources: Veterans have access to unique resources, education benefits, and a network of other veteran investors who understand the journey.

What Are the Best Markets for Building Rental Portfolios Right Now?

Jeremy has shifted his focus to emerging markets, particularly Jackson, Mississippi, where the numbers are exceptional. He reveals: “I’m getting 13 rentals for 80 to 90K, $1,200 rents, you know, and they’re great management company and great tenants. They’ve been low maintenance. I like them a lot.”

These numbers represent approximately 15% cash-on-cash returns, which are nearly impossible to find in most major markets. Jeremy’s strategy for market selection focuses on:

  • Properties under $100,000 that still generate $1,000+ in rent
  • Areas with stable employment and population
  • Markets with professional property management available
  • Regions positioned for appreciation over the next 5-10 years

As Jeremy notes about Jackson: “I feel like that economy is going to appreciate really well in the next five to 10 years.” He’s not just chasing cash flow but positioning for long-term wealth building through appreciation while collecting strong monthly returns.

Host Gabe Petersen confirms this opportunity: “Yeah, and Jackson, I’ve had a number of deals sent to me from that area and they are dirt cheap that that area is it’s that’s crazy.”

How Do You Handle the Emotional Ups and Downs of Real Estate Investing?

Perhaps the most valuable wisdom Jeremy shares is about managing the inevitable rollercoaster of real estate investing. He learned this lesson the hard way, going from “on top of the world” to nearly losing everything in 2009, becoming suicidal and facing foreclosure.

His key insight: “I’ve learned a lot that when things are great, they’re about to go down. When things are down, just weather it’ll get great again. It’s very up and down. Now I don’t get too high when we’re up and I don’t get too low when we’re low or down.”

Jeremy’s specific strategies for emotional resilience include:

  • Maintain perspective: “I try to keep everything in perspective because it just always finds a way of working out. As long as you keep doing what you keep doing.”
  • Prepare for downturns: “When you’re on top of the world, life’s gonna humble you. So just start saving your pennies, because there’s gonna be some kind of downside coming.”
  • Accept the reality: “It’s a roller coaster ride, don’t let it wear you down… As a business owner, you’re going to have gut check moments. I don’t care what business you’re in. You’re going to be tested.”

Host Gabe adds his own experience: “When I was at the very bottom next couple of months, something good happened and I went to the top… If you just keep putting one foot in front of the other, eventually you’re going to start on that upward trajectory.”

What’s the Secret to Simplifying Real Estate Success?

Jeremy’s philosophy cuts through the noise and complexity that paralyzes many new investors. He states: “I really want to simplify the process. I feel like analysis paralysis prevents a lot of people and kills more dreams than anything else in this business.”

His approach is refreshingly direct: “I try not to overwhelm people with information and I want to give them just like, Hey, what struggle you got? All right. Here’s two or three actual steps. Go do this. Then circle back to me.”

This focus on action over information is what separates successful investors from those who never start. Jeremy himself admits that when he began, he “had no clue what I was doing, but I was taking massive and perfect action and trying.”

The key takeaway is that imperfect action beats perfect planning every time. Start with simple strategies like putting up bandit signs, running basic online ads, or networking with local investors. As you gain experience and capital, you can evolve into more sophisticated strategies like TV commercials and creative financing.

Want to learn more about our guest? Connect here: https://linktr.ee/jeremybeland

Want to learn more about the REI Club Podcast? Click here: https://www.therealestateinvestingclub.com

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