Epic Real Estate Investing - The 'Infinite Money' Method: Never Need a Bank Again (Creative Financing) | 1501

Episode Date: July 2, 2025

In today’s episode, learn how to close real estate deals without relying on banks, your own cash, or worrying about your credit score. Matt shares their personal experience of closing multiple deals using creative financing methods such as seller financing and partnering with private clients. By focusing on the terms rather than the price, you can structure deals that generate positive cash flow even when paying more than market value. The episode explains the basics of creative financing, how to create win-win situations for both buyers and sellers, and provides actionable insights on identifying and leveraging opportunities that traditional investors often miss. Additional resources are offered in a downloadable document to help you turn rejections into successful deals. BUT BEFORE THAT, hear which 3 Lead Gen hacks made Matt rich! Useful links: https://www.notion.so/The-3-Property-Escape-Plan-220315cb4ef9809e9febe64c81d51f71 Learn more about your ad choices. Visit megaphone.fm/adchoices

This is Terio Media. Hey, strap in. It's time for the epic real estate investing show. We'll be your guides as we navigate the housing market, the landscape of creative financing strategies, and everything you need to swap that office chair for a beach chair. If you're looking for some one-on-one help, meet us at rei-i-a-s.com. Let's go, let's go, let's go, let's go, let's go, let's go.

Let's go. Are you sick of wasting money on lead gen hacks, that just flat out don't work. I spent years following for every shiny trick in the book. 50 different strategies. Some cost me time, some cost me cash, and some just made me want to quit. But out of all of them, only three made me rich.

And if you want to shortcut the pain and skip straight to what actually gets you deals, you're in the right place. And I bet you won't guess any of it. After 20 years in real estate, here's the hard truth. Most lead gen strategies actually do work. If you're relentless and, consistent, but almost nobody is. And it's not their fault. The problem, every lead gen method out

there, it needs a different mix of resources, skills, and habits, and most people are playing someone else's game and losing. So how do you pick the right strategy for you? Well, I've got a free tool that'll do it for you. It's linked in the document below. That tool changed my entire business, and it pointed me to three lead gen methods that got me paid over and over and over again. So I'm going to break down exactly what those three are. Each one, it's easy on time, easy on your wallet, and brings in real motivated sellers instead of the tire kickers everyone else is chasing. The first one, it's direct mail, but before you roll your eyes, this is not your typical spray and prey postcard nonsense. I'm about to show you the part everyone misses. This alone is

going to save you years and thousands of dollars. Because right now, everyone is bragging about using AI to pull their seller lists. But guess what? They're all pulling the same names. That's why blasting 10,000 postcards gets you nothing these days. I use AI in a completely different way. And this is where the gold is hiding. If you want proof, I made $26,000 from sending just 27 letters. My competition spent thousands on giant mail campaigns and got nothing. The difference wasn't the who. It was the what and the how. Here's the first gut punch. If you think you have a lead problem, you're probably wrong. You have a conversion problem. And this is what separates rich investors from the broke ones. If you fix this, everything changes. I wasted years on every new secret method,

just like you probably have. I fell for every pitch, every course, every promise of easy leads. But here's the brutal truth the gurus won't tell you. There's no magic bullet. There's just consistent focused execution and doubling down on the strategy that matches you. Everyone's got the same data now. AI has leveled the playing field. The advantage is no longer in the list. It's in how you talk to the list. Tech will never replace human psychology.

That's why my letters sound like they're from a neighbor, not a marketer. I look for sellers with multiple pain points stacked up. Think absentee, vacant behind on taxes facing code violations. When you reach out with real empathy and understanding, you become the only one they trust. Quick example, I sent 27 personalized letters to sellers with four pain points. One seller literally called and said, how do you know so much about my situation? It freaked me out a little bit. That's when you know your message cuts through the noise, and the numbers don't lie.

The industry average for direct mail is about 0.5% response. I got 11%. One deal, $26,000 profit, $120 invested. This isn't about scale. It's about precision, empathy, and leverage. If you want my custom letter generator, it's free, linked in the dock below too. But if you ignore this and keep playing the volume game, here's what you'll get. A pile of leads that never go anywhere.

Burned cash, lost months. Meanwhile, the people who get personal with their marketing, they're cashing your checks. And here's a cold truth. You probably already have more leads than you need. Your real bottleneck? You don't know why sellers say yes to someone else and no to you. Here's what two decades have taught me about real estate psychology. There are only two kinds of sellers, those who need to sell and those who just want to sell.

Most investors chase the want crowd and waste all their time. I only focus on the 7% who need help. I position myself as the ally, not the adversary. I'm the reluctant buyer. They have to convince me, not the other way around. Most motivated sellers aren't chasing top dollar. They want peace of mind and their problem solve. When you focus on the human, not the house, your deals get bigger, easier, and a lot more fun.

Forget quantity, at least for a while. One quality conversation a day keeps the W-2 away. So you're ready for the next game changer? My second strategy, strategic networking. This is not business cards and awkward handshakes. This is how you become the one everyone wants to meet every time you walk into a room. So here's my move. 10 flyers, a 45-second intro prepared, and expert positioning.

When it's my turn to speak, I say, I show busy professionals how to acquire cash-flowing rentals so they can retire early. And tonight, I've got a turnkey duplex cash flowing $425 a month, 25% under market. Management in place. If you want the flyer or deals just like it, catch me in the back after the meeting. Notice the formula. Specificity builds authority. Scarcity builds desire. I don't give flyers to everyone, only those who ask.

That's how you become a magnet, not a chaser. This works because it's fast, it's efficient, and it fits any personality, especially if you hate cold calling and want results now. Do you want to know how many people drop the ball? 48% of salespeople never follow up after the first contact, but 80% of deals, they happen between the fifth and 12th touch. Old leads are a gold mine. While you chase new ones, your best opportunities are sitting in your CRM right now.

paid for and ready to go. And so here's the third and final strategy. Relentless automated follow-up. Most investors treat follow-up like a chore. I treat it like a money printer. Set up your system once and let it run. You'll wake up to opportunities that other investors completely missed. You want my secret weapon?

Here it is. The boomerang letter. Every time a seller says no, I send them a three-option letter of intent. Three ways that I can buy their property, including creative financing. Most investors can't. explain without looking desperate or confusing. The magic? I only send this after the seller

rejects my first offer. So it's welcome, not pushy. It's clear, written out, and they can review it on their timeline. No pressure, just options. Want to hear about it in action? Well, the private client of mine sent 1150 boomering letters to every seller who said no. The result? 55 extra deals, all from dead leads. That's 55 checks you'd never see if you gave up after the first know. This letter, it turns your most frustrating moments into your most profitable. If you want my exact template, it's free. Grab it below. But let's get real. What if you do all this, rack up a pipeline of killer deals, but you still don't have the cash, credit, or connections to close? This is where most investors stall out. You don't really need more leads. You need more ways to close the ones you got

without using your own money. And then there's Corey, a private client of mine, shifted from being the investor who always almost got the deal to the investor who always wins the deal. It's a shortcut for sure. But to be straight, this isn't a get-rich-quick thing. It takes some work. I mean, you'll see, and most people that do see it, will do nothing. That's why only a tiny handful ever break through. I'm putting it all out there, though, in case you're different. So your move. Ever hear someone say, I have too much money? Me neither. Let's get used to Some more. Back to the show.

What if you never needed a bank? Never needed your own cash and never had to worry about your credit score ever again to close real estate deal. Sound impossible? Well, in the last year alone, I've closed a dozen or so deals at least with zero money down, no credit check, and not a single bank involved. I'm going to show you exactly what that looks like and how you can close the deals everyone else keeps missing out on. So let's waste no time. Creative financing means using the seller's money, someone else's money. money or no money at all to buy property.

You mean, picture this. In the last 12 month, I picked up an income property for $1,000 down with no bank approval, took over a seller's 3% mortgage when rates were 7% and paid zero points, zero fees, and bought a $1 million property, paid the seller their full asking price. But with the payment so low, the property cash flows like crazy. Actually, not mine entirely. Partnered with a private client of mine to take that one down. And here's where most investors get stuck with these types of deals.

Maybe this sounds like you. You find killer deals, but the bank says no. You're short on cash. Your credit isn't perfect, or maybe your job history isn't bank-friendly. Or you find the deal, but another investor, maybe with a bigger wallet or all cash, snatches it away. Or you keep grinding, making offers, but sellers want more than you can pay. And your low-ball cash offers get rejected again and again and again. Feels like you're always almost there, but never closing.

Here's the secret. With creative financing, the term, the term. Terms matter more than the price. I've overpaid for properties and still crushed it because I set the terms. Zero percent interest, I've done it. No payments for the first six months? Signed. Principal only payments, $200 a month, and the seller covers closing costs all day long.

Imagine paying more than the market price, but locking in a payment plan that makes you $1,000 a month in cash flow. Everyone said I overpaid, but I'm cash flowing $1,000 a month. That is how you beat the bank. game. Here, let me break down what seller financing really means, fifth grader style. Think of it like this. Normally, when you buy a house, you ask a bank for a loan. The bank gives you the money, you pay the seller, and then you pay the bank back over time. But in seller financing, you skip the bank completely. The seller acts like the bank. They let you buy the house and pay them back in monthly payments, just like you would pay the bank. I didn't get a mortgage. I didn't go to a bank. I just made a deal with

the seller. So instead of handing over all the money, at once, you agree on a price, how much you'll pay each month, and for how long, all directly with the seller. You both can get creative with the terms. Maybe you pay a little each month and a big chunk at the end. Maybe you skip a few payments at first. Maybe you agree on a lower interest rate, deferred interest, or no interest at all. Here's the cool part. Most creative financing works exactly like this, even if the seller isn't the one lending you the money. You're just making a special agreement on how and when the money gets paid back. whether it's with the seller, a private lender, or anyone willing to do a deal with you.

So if you understand seller financing, you understand the secret sauce behind almost every creative deal out there. And let's be honest, if you keep relying on banks, cash, and the old way, you'll keep losing. At the very least, you'll impose limits on yourself. Every week, you'll lose another deal. Every month, your leads get trashed. You watch other people close with less money, less experience, and wonder what you're missing. A private client of mine, course, used to be the almost guy, always a runner-up. Once he switched to creative financing, he started closing deals nobody else could even touch. So ask yourself, do you want to keep spinning your wheels or actually get in the game? Here's what changes the game. Every no is just a yes waiting for better

options. Real deals, rejection letter magic. One of my clients sent a creative offer to every seller who said no, got 55 yeses in 18 months. That's 55 deals the cash guys missed. Seller wants too much, I'll give you your price if you give me my terms. You get the property, they get their win. I once took over a mortgage on a house that was upside down. The seller just wanted out, so I took over the payments and cash flowed from day one. Locked up a duplex by giving the seller $2,000 now, $8,000 in a year, then $500 a month until paid off. No loan, no bank, no credit. You don't need new leads. You need to turn your existing nose into new closings. All of the creative offer types and terms that I use are included in the document below. Grab it and you'll start

seeing the opportunities in every know you receive. And this here is crazy. Fifteen thousand expired listings hit the market every single day. That's 15,000 chances to use creative financing. One in three homes in America is owned free and clear. That's millions of potential seller finance opportunities. Tired landlords, tired listings, Craigslist, Facebook marketplace, even eBay sometimes, all loaded with deals nobody else is touching. The best deals don't need banks. They just need you to see the real solution and offer terms the seller actually wants. Now, last year, I met a seller who wanted to travel the country in her RV.

She needed exactly $375 a month to cover her campground fees. The house was worth $100,000 bucks. She wanted $110. Cash buyers all offered $50,000, $60,000. She turned them all down. I said, if I pay you $375 a month, every month, will you sell to me at your price? And she said, yes, zero down, zero percent interest. tenants in place, and I netted $900 a month from day one.

That's what real creative financing looks like in action. Here's what you need to know. Creative financing isn't about tricks. It's about listening. Find out what the seller truly wants. Monthly income, time, a tax break, and create the terms that make it happen. That's how you win deals with no cash, no banks, no credit, and no excuses. And that wraps up the epic show.

If you found this episode valuable, who else do you know that might too? There's a really good chance you know someone else who would. And when their name comes to mind, please share it with them. And ask them to click the subscribe button when they get here and I'll take great care of them. God loves you and so do I. Health, peace, blessings and success to you. I'm Matt Terrio. Living the dream.

Yeah, yeah, we got the cash flow. You didn't know who was. We got cash low. Okay, only 10 more presents to wrap. You're almost at the finish line. But first, there, the last one. Enjoy a Coca-Cola for a pause that refreshes. This podcast is a part of the C-suite Radio Network.

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