KGCI: Real Estate on Air - Capitalizing on the Upcoming REO and Foreclosure Market Shift in 2026

Episode Date: July 22, 2026

Summary:In this episode, Larry White, a seasoned expert in the REO (Real Estate Owned) niche, discusses the cyclical nature of real estate and why 2026 is the critical time to prepare for an increase in foreclosures. Larry outlines the specific leading indicators of a recession—such as the bond yield inverse and rising auto loan defaults—and provides a tactical roadmap for agents to build bank relationships now. Listeners will learn the importance of mastering Broker Price Opinions (BPOs) and how to position themselves as specialized "intermediaries" for asset management companies to secure high-volume listing assignments in a shifting market.

Like, I live life in abundance. There is more than enough business for everybody, and the cream will rise to the top. Everybody will tell me that they want this opportunity. So I was wondering, because I know you're still doing this, like you're still in the game of REOs and stuff. What does it look like in 2020? How do we capitalize on the market that we're in today? Stuff like that. So I think now is the time to set up for the next four to eight years, to be fully transparent and

honest. Here's the thing, that's not good or bad. I would not be who I am today had I not learned that lesson. Larry, can I ask, I know that you're not a financial advisor and this is not financial advice, but how are you prepping for your own personal investments? Hmm. So we have been in a market that's trending upward for almost 15 years. And historically, guys, market cycles last from 8 to 12 years. So if you're a thinker and a planner, you already know this, a market shift is coming. It's not one. The real question is whether you'll be scrambling or you'll be ready for it. So if you want to get ahead of the power curve and set yourself up for a win in the next market cycle, then this show is for you. Today's guest is Larry White. He's been

in the game since 2006. He has experienced and capitalized on the wildest days ever back in 2008, 2009 during that market crash and has closed literally thousands of transactions. since then between his own sales, sales of his team, or within his investor business. How? By leveraging and harnessing the power of REO and foreclosure sales. Here's what you can expect to learn in today's show. What the REO niche actually is, the realities of being a foreclosure specialist, and what to do now specifically to set yourself up for success in the years to come.

And stick around to the end for Larry's Golden Nugget on Eval. property, something that we all could be better at. And in case you didn't know, you are listening to the Agent Goldmine, the show for agents who've been around the block and are finally ready to build sustainable, scalable businesses that they actually love. My name is Shelby Johnson and my other half, Ali Garcad and I were both military veterans turned real estate entrepreneurs. We have closed hundreds of transactions as agents, real estate investors.

We're both EXP icon agents and everything we've learned along the way and are still learning because we're both still active producing agents. One last note. If you are considering joining EXP, Allie, Larry, and I would all love to help you hit your goals. And we can together, thanks to EXP's co-sponsorship. Want more information, hit us up so we can chat. And now, Larry White. Okay, you specialize with REO and the foreclosure space and the lead generation,

combining that all together. But real quick, before we jump into all the fun stuff, can you just tell me what is Ario and basically short answer on like, how'd you get into this? Because it's not really the traditional agent route. It's not traditional at all. And I think that sometimes life happens for you and not to you. And the important part is you have to realize that. Right. So I was an executive out of college for Target. I was on the fast track to have my own store. I was like, oh my gosh. And then I realized I hated working 80 hours a week. And my best friend was joining the police department, they had four 10-hour shifts. I was like, oh, my God, you have

three days off a week. That's what I want to do. I didn't realize the pay cut that I would take. And so that got me into real estate in roughly, let's call it 2005, 2006. And in an upmarket, everybody makes money. Right. Like, so I'm doing double escrows. They call them wholesaling now, wholesaling now, right? I'm doing this. I finally get my license because I think it's better to be able to capture the commission. I didn't realize it opened me up to more liability. And then shortly, I start making more working five or 10 hours a week than I did full time. So at the end of 2006, I'm like, I'm burning my ship. I'm going all in. I took my pension and I invested it into a Ponzi scheme. I did not know it was a Ponzi scheme. $28,000, the most amount of money I had ever seen in my

lifetime, gone. And I was like, oh shit. Now, I was a big Mike Ferry agent, so I was prospecting, but in 2007, when the market started turning, it turned. And I had 15 listings that wouldn't sell. Like, so nothing was coming in. So I'm like freaking out. I'm like Mikey Siever. And like, like that old 80s TV show where I'm living in my parents' apartment above their garage with my one-year-old. And my company was acquired by auction.com. And so auction.com is the largest auction house in the country. And they were selling all of the foreclosed properties on their auction platform. And so like REOs happened to me and for me all at the same time. So REOs, just to make sure everyone understands, is the bank owned, when they foreclose on a

property, they take it back. And then you know better than I do, but they're reselling it just to try to cut their losses. Yes. So REO are real estate owned properties. And this was the best thing that I had ever seen. I realized that I could talk to one client that could not just give me referrals, but could give me 10, 20, 30, 50 homes a year to list. And when I realized that, I was like, oh, like this has some legs as this market was tumbling on this downward spiral. So what happens, like how they get to be real estate owned is people stop making their mortgage payments. They stop like, right? So generally, if somebody goes about three months behind on their mortgage payments, then they go what's known as default, right?

And they get placed on a notice of default list, which in most states is public knowledge. And you can pull that list with title companies and things like that. And then after another three months, they can actually take that home back and now the bank owns it. So the banks were my clients and I was listing these foreclosures that people had not made their payments on and stayed true to their commitment. They would take them and they would assign them to agents like myself. And now we would go out and it's it's not harder. It's not easier. It's just different than traditional real estate.

It's task driven. It's very cut and dry. I'll get a, like, it's the most beautiful thing in my email. I'll get an email that says, you have a new assignment. And you're like, yes, like, I didn't prospect. I didn't cold call. Now, sometimes it takes years to build those relationships to get that first one. Right.

So it's not this easy game. And then there will be like, you got 24 hours to do an occupancy check. And now you have to go out to this property. You have to see, are there people still living in it? And sometimes, like, you're praying that nobody's there, that they left it clean. Like, that's what you're praying for. And then there's the flip side. Like you show up to houses that have hoarders in it and that have mountains of trash or that have hostile people that are mad that their house got foreclosed on and they're blaming everybody but themselves.

Like my job is like an intermediary. My job is to work out the best case scenario. Like how do I help you get the most time or how do I help you get the most money that you need? to be able to move and help get the bank back that property. And then we assess the property and we say, okay, how is this home going to sell the fastest for the most money? Do we rehab it? Do we just clean it up?

Do we sell it as is? We put together marketing and advertising plans. We do evaluations and stuff on the property. So it's a little bit more tedious on the front side. But again, I mean, at one point I had a company and we carried over 2,000 foreclosed listings at one time. So I felt like it was a worthwhile adventure for me. For sure.

And those are wild times. Allie and I, neither of us were in real estate then. We've just heard, you know, the war stories from the vets like you. But I think back to like when I first got into real estate as an investor first. This was in 2017. And they still had foreclosures on the market. They actually had them everywhere. I had VA foreclosures.

There were HUD foreclosures. And I was back in my investing days, I was scooping them up. And then I was helping other investors. scoop them up. And that was how I built my entire business from the beginning, very investor driven. It wasn't necessarily just foreclosures. It was off market, kind of like you were talking about, all the different ways that investors could get properties. But we are now in 2026. And I have not seen on the MLS of foreclosure in a hot minute. So I was wondering, because I know you're still doing this. Like you're still in the game of REOs and stuff. What does it look like in 2016? How do we

capitalize on the market that we're in today? Stuff like that. So I think now, Now is the time to set up for the next four to eight years, to be fully transparent and honest. So you have to look at where we're at in the market right now. If you look at the bottom being 2008 or 2009, let's call it, we've been going up now for over 15 years, which is a long real estate cycle. right like our average cycle is eight to 12 years we're 15 16 17 years into an upward trend what goes up always comes down and with that being said like i don't know like it looks like Shelby you are in kentucky um alleys all across the world right and all of these other things but like we're at a place of on affordability in almost every market area that

that I'm seeing, right? You have consumer debt that as it is at an all-time high. You have auto-default loans at an all-time high. Like, if you're looking to buy your dream car, the next two years is when you need to buy it, right? Because the auto-default loan is, a market is getting crushed right now. You can buy $300,000 luxury supercars for $90,000, like, with less than $30,000. miles on it right now. And I think it's just going to get more aggressive. So all of these are like

leading indicators. And the one that I don't think people are watching enough is called the bond yield inverse. So the bond yield inverse basically says that short term money is paying more than long term money. So think about that. If you went into your bank and you were like, hey, I want to open up a CD in a normal market, a five-year CD would incentivize you with a higher interest rate. But right now, that bond yield current is inverted. So a one-year CD will pay three, four, five, six percent, and a five-year term note will pay you one percent. They are incentivizing you to invest a shorter period of time because the banks don't know what's coming down the pipeline and how the market's going to react. Since we have been tracking numbers, that particular indicator has predicted

every recession. And so I consult for nine different asset management companies that are part of my group, that I'm building their real estate organization. And I know you don't see it as much, but literally we assigned over 2,000 ARIO listings to our group last year alone when there's no ARIO. So imagine what happens like when ARIO starts to come through the pipeline. Like that's what we're setting up for. To dig deeper into the bond yield inverse, this is so interesting. Is there just that it's flipped or is there a correlation with how?

much or like how deep it is. Does that make sense? Yeah, there is a correlation. But the first step is that it's inverted, that it's flipped. Right. So the bond yield is generally here. Right. And so now it's inverted. So like it might invert here. And then as the market gets worse, like that spread will widen and stuff like that on there. And I don't know, like I am not an economist or anything like that. Like I follow the money. And then I see things like Warren Buffett, Berkshire Hathaway, with $325 billion sitting on the sideline. Like the world's most iconic investor has liquidated more funds than any point in his history. And then I get agents that have been in the market for four years that are like, oh, it could never happen.

And I'm like, oh, shit, it's going to happen. right? I'm like, oh my God, like it's going to happen. Like it can't not happen at this point in time. And I'm not a doomsday prepper. Like, look, the market is never good or bad. It is different in how you adjust, how you adapt to it and how you figure out where the next opportunities come through is a, is depending on your livelihood and your longevity in this business. Larry, can I ask? I know that you're not a financial advisor, and this is not financial advice, but how are you prepping for your own personal investments? So I'm liquidated most of my portfolio. I had 26 homes that I owned free and clear in Cleveland, Ohio. I bought them in 2015 to 16, like literally, I was buying duplexes,

triplexes from $9,000 to $35,000. Like when the hedge funds came in, I sold those for $70,000 to $120,000. I moved that money into a 20-acre ranch out in Fredericksburg that we do short-term rentals on. We have a full-price contract and stuff on that. And so, one, I want to be very cash-heavy and I want to be debt. So here's the thing. In the last cycle, I made everybody else really wealthy. Partially because at the age of 27, I had five homes. I had two pieces of property in Mexico.

I had six figures in my bank account thinking I was king of the fucking world and I lost it all and more. Like I ended up living with my parents. Like it shifted from being on top of the world to living with my parents in a year. Like that is how fast it. shifted. So here's the thing. That's not good or bad. I would not be who I am today had I not learned that lesson. So this time, looking at these leading indicators, now I have an 800 FICO store. I have like building my cash reserves super heavy. Like my kids have more gold and silver bullion than most adults in this world. Right. Like so I'm much more well positioned. And I'm

never stopped building the relationships with the banks. Actually, this Thursday, I have a call with Pemco Capital, who's one of my, who's one of my asset management companies. They've been buying non-performing notes for the last 30 years. We are actually giving agents an opportunity to invest in the non-performing notes. Because here's the thing. There's huge companies that will just take on the risk. for the reward of those non-performing notes. We will be able to purchase these notes at, I mean, sub-65 cents on the dollar, right? And so that gives us some spread, even if it's occupied, if we need to do foreclosures, cash for keys, etc. If you have a 35% margin there, we can generally, like, turn those. And so, one, if you invest in the NPLs on average, they're making a blended, yield of like anywhere from 18 to 22% a year on your money, which is strong. But we're also creating our own foreclosure inventory for the future at the same time. Right. So now we're

taking $1 and we're making two or three dollars off of that same dollar. Right. So I'm doing like I'm doing a lot with that. I will never pass up an investment. So like I don't want to scare people. If the numbers work for an investment today, take advantage of it. If it hits your goals, if it fits your needs and everything else. But if you're just starting getting into investing, like this is where people get hurt because everybody's made so much money and maybe you had a few good rounds of investments

and now you keep redeploying the capital over and over and over. And now you keep leveraging it and doubling it and doubling it and now all of your chips are on the table, right? And you crap out. And they literally scrape it all. Like that's what happened to me, right? Like I had five homes in Phoenix, Arizona in the middle of the crash. They were partially remodeled.

I couldn't pay my contractors so they quit. I couldn't rent them out. And literally like I depleted my savings account trying to save these properties that I could have never saved. If you're on a 50-50 split, it's time to rethink your brokerage. At EXP, the split is 8020. And once you cap, you keep 100%. We show you how to get there faster. I'm Ali Garcette or Ali the agent.

My sponsor, Shelby Johnson and I each close over 40 deals a year. We are full-time agents actively producing. And everyone in our upline is an icon agent. When you name us as a sponsor at EXP, you get full access to all of our systems and checklists and templates, our 200K GCI playbook to help you make 200K your first year, direct mentorship and direct access to us, no huge group calls. We also help agents. add another stream of income, which is RevShare. We will help you with all the tools and

trainings you need to build revenue share that will help you retire early. If you're interested in building an actual business, book a call at theagentgoldmine.com. So right now, you mentioned earlier that you are much more well positioned. And my follow-on question just to make sure I understand is much more well positioned to do what? Yes, that is a great question. Much more positioned to take advantage of the investment opportunities as this market flips. You're already seeing like we're over 1.5 million homes on the market. That's the like we're at 2014 levels of inventory right now. So you can see this. And every. market's a little bit different. There's some hot neighborhoods and markets that have less than

two months supply of inventory. There's some markets that I'm seeing eight, nine months supply of inventory. Florida right now, beachfront city condos, like because of insurance, because of HOA laws and stuff like that, like literally everything is going on sale. That's when you want to buy. And this is the other part. I've also aligned with not. conventional financing and stuff as well, right? So I sit on the board for the private money broker network that helps like because private money is kind of the wild west, right? And so it's essentially a network.

If you come and say, hey, I'm investing in a storage unit facility, we'll be able to pull all of the lenders that specialize just in storage unit facilities so you can get the best rates, the best terms, et cetera. You're doing a fix and flip. You're doing ground up construction, right? So it's a network of hundreds, thousands of private. private money lenders, right? And here's the thing. As an agent, maybe you want to invest yourself. That's an opportunity for you to see that deal and take it down yourself versus pass it off

to an investor and make 3% on it. Right. Like don't like take 3% and help somebody else make $90,000, right? Like you take advantage of that opportunity. And maybe you have to pay more for your money, but maybe you make $60,000 versus $90,000. Like that's what we want to prepare and where we want to prep agents for. Because I truly believe this next four to eight years, you can set up the rest of your lives with real estate investments, with wealth accumulation. Again, everybody makes money in an up market. This will be the time to be like Pac-Man and just gobble it up as much as

What assets are you looking to redeploy into? Is it a more single family or other other types? I think that is a case-by-case basis and more of a personal, more of a personal opinion, right? Because everybody has their own strategies. And so here's the thing. I will tell you, I'm not too much worried about the asset class is more. more the location. And that was a lesson that I learned in Ohio. I was buying homes for nine to $35,000. And don't get me wrong, they weren't bad investments. Like I made money on them. I did not become wealthy like I was anticipating. I was like, I thought it was going to be the golden ticket. I thought it was going to be $15,000 cash flow every single month. But then you didn't calculate the turnover and how hard they beat up your properties when you're looking with D level neighborhoods,

C and D level neighborhoods, right? So I would have been probably much more beneficial, you know, to go to the other side of Cleveland and buy four or five properties at 100,000 that I turned around and sold for 300,000 because of the location, because of the school districts, et cetera. So again, learning from past, they weren't even. the mistakes, right? Like learning from past lessons and teaching other people so they don't do the same thing because my mentors told me. Like I went to my mentors and I was like, let's start a fun. Like let's raise like, if you give me $5 million, we will own Cleveland type thing. And they're like, nah, like we're not really into it. And so that's where I should have learned from other people.

That's where I should have learned from my mentors that had a little bit more experience than I did in this game. So, Ali and I both have a good understanding of we think what you're talking about. And this is helpful too because both of our like investment journeys have gone full circle in a lot of ways because we've, you know, I started out hungry, hungry hippo like you were talking about gobble, gobble, gobble, from 2017 through 2020, really. And then I sold a bunch in 2021. And so now I'm kind of at this point where I'm deciding what I want to do because I've been lending money. But also it's like I have some rentals and I kind of hate a lot of them. And it's I don't know whether I want to sell. And then anyway, so all of this is just really

relevant to our thought process right now. But to bring it back to making sure that our listeners are also finding like super relevant information in this is you may. mentioned building relationships with banks now to set them up for the four to eight years. What does that look like in practicality? Like are they literally cold-dalling banks and being like, who's the person who is going to do Oreos in four years? You know what I mean? So what does that look like?

Yeah. So here's the thing, right? And like, this is something that you can share, like, is part of your gold mine and right to your audience and stuff here, right? Like, I've accumulated a list of probably 50 relevant banks because there used to be thousands. Now there's, like, man, there's not as many REOs. So the list is strength. And this is where right now it's about being in their database and applying.

Like, so lots of them have affiliate, have partner links, right? Similar with like a home light or something like that. Like, if you're not registered for HomeLight, you can never. receive a lead from them. Same thing with these different banks. And here's the thing. They are all going to come back to you right now and say, Shelby, we don't need any coverage right now. Thank you for applying. So this is where the fortune is in the follow-up. And so doing it again in three months. And they're not going to need you until they do, right, until there's a spike in default ratio. So what are you willing to do short term to set up your business for the long term?

And this is where, like, I don't recommend a lot of classes because I think they're BS, but there are a couple of classes that I will actually, I'll add to the list for your gold mine because they're affiliated with asset management companies. And so by taking that class, one you're going to be educated on the REO process, but two, you're going to be building relationships with asset management companies. And one of the biggest pieces is knowing how to do a BPO, which stands for a broker price opinion, because I see agents go on listing presentations with this cloud CMA. And I'm like, holy shit. Like that's how you evaluate properties. Right. Like there's no adjustments there comparing two stories to one story because it's next door.

Like when you learn how to evaluate a property correctly, you could drop me anywhere in the country and I will be within 10% of the price of that property guaranteed because it's just based on data. It's almost like an appraisal. And when you've done thousands of these, you get really good at your skill. And so there's also a BPO course that I would recommend because she's been trained by some of the best people in the business and she's relevant like and everything else. So I'll add those are not on that list, but I will add them to that list and get that back over to you because I think those are the building pieces. Like you don't want to apply for these banks and then them say, okay, Allie, thank you so much.

We have an assignment for you. go do a BPO. And if you're like, what's a BPO? That's your last opportunity with that client, right? Like, it's gone. It's poof. Because they're like, you don't know what you're talking about. Even though I gave Larry 40 properties last month, I'm going to give it to him because it's easy.

And that is the job. Like right now, you should be reaching out, not saying, hey, I could take listings in Houston, Texas or Phoenix, Arizona, right? Like, no shit. And don't go to them and say, oh, sell it for the highest price and the shortest amount of time. No shit. You're going to do your job. Like, don't come to me and tell me that you're going to do your job. Like, what are you going to do different than my trusted network? People that are tried and true. This is where you have to earn

your stripes. And this is where I will go to them and say, hey, do you need any secondary evaluations? Bids on properties for construction. If you never need me to just go buy a property, like whether you give me the property or not is irrelevant. I have done thousands of BPO's for free in order to gain accounts that still give me business today. Right. And so this is where, how hungry are you? Like, how much do you want a client that could give you more listings in one year than

you do all year long right now? I have some agents in Atlanta. I gave over 40, 50 properties to. just last year alone. I love that. That is so helpful, too. I think people need to hear it because a lot of what we talk about too goes back to how hungry are you like you just said. Like because everyone wants opportunities. No one wants to work for it. So love all that. Well, back to that social media, right? And then that scrolling, that instant gratification. Oh, I applied for an REO bank and they didn't give me anything. I was like, oh, you applied once?

Congratulations. Like, who do you want to? raid? Like, come on. Or they didn't give me anything. Like, even that sentence and like, give you, you need to earn your opportunities. Like, no one's going to give you anything. So anyway, loved that. Also, so, so grateful that you are going to add the BPO course information to our Nugget because that is something I think is you're absolutely nail on the head that agents don't know how to do it. And I mean, even I would love, I mean, I don't know about Ali too, but like, I would love to get an in-depth course on how to evaluate a property because my training has been a class by my association.

By when I ask questions, they're like, I don't know. That's just the way we've always been doing it. Or, you know, some videos on, like it's always been frustratingly felt like it wasn't data-based. Like it was just like, we're going to pull this out. This is the way it's been done. I'm like, bro, tell me how to actually do it. So very excited about that. also wanted to highlight the fact that Larry did mention it.

He is giving us, he already gave us. He's going to update it even more. An ario resource guide that you can get at the agent goldmine.com. That is where we keep all of our golden nuggets free resources that are awesome guests give away. Also our own checklist products and tools that you can download for free. And with that, Larry, I know that you're such a specialist on this. So if you are listeners out there, is there anyone like who do you want to reach out?

what do you want them to reach out about and where is the best place to do so? Yes. So social media, so social media or email and it's all pretty easy. But here's the thing. I want to talk to people because it's hard to get into the REO space. Like it is a tight-knit group and everybody covers up the answers to their test because they don't want you to take away their business. I view the opposite. Like, I'm not worried about one or two listings. I'm talking about, like, you are not my competition. I helped an agent in Houston take 47 listings in two weeks last year.

Like, that would break most agents. You are not my competition. Like, if you're doing five deals a year, but this is where REOs and foreclosures changed my life. Like, when I had my team in Phoenix, we were, I think we did 320 deals. at our peak. So literally, I was cashing a check every single day in my bank. Now, I could not use banks because people were coming after my money because of all of the mistakes that I had made financially, but I would go in and cash them every single day. And like my bank knew me. They were like, oh, Signor Blanco. It's like, hey, what's up? It was fun to go into banks

every single day, right? But here's the thing. When you're doing that many deals, the ecosystem that you're created and the amount of other families that you're feeding from title and escrow to loan officers to buyers agents to open house agents to co-listing agents to accountants to contractors to rekey experts right you start creating this entire ecosystem that you're helping other people flourish um at this point in time and so like i live life in abundance there is more than an up business for everybody and the cream will rise to the top. Everybody will tell me that they want this opportunity. When I call you on a Friday going into a three day weekend, right? And I'm like, hey, I have an assignment for you. Like, I need an occupancy check in the next 24 hours. How do you

handle that? Oh, I'm going on vacation this week. Cool. I'm going to go to the next person. Like, I don't have time. Like, I have an hour to make this assignment. And if you're not available for it, look, I'm not mad at you, but this wasn't the right fit. This is where you've got to start taking these classes and building your team. Who do you have as part of your team as part of your cohort that you can like get to go out there with you? Right. And this is where collaboration versus competition becomes key, having partner agents, having partner inspectors and contractors and all of these different things, which is why the classes and the BPO, like all of those courses and stuff. So like I'm looking for the next who's the next generation because in the last cycle I was the young pup, right?

Like I was like you walked in. There's conferences that you should like if you want to be in this in this space that you want to go to. I have a Facebook page called the REO Alliance. It's free. I have over 4,000 members on there. We have discount codes for every single. event that's out there. We have discount codes for every training and stuff that's out there as well. And again, those are some of the things that I'll put in. So one place is the REO Alliance,

getting back to the actual question that you asked me, right, is how do you contact me? The REO Alliance, my handle on all social media platforms is Larry MF. White, and my email is Larry MF. White at gmail.com. Right? So it's super easy to find. out there. And who am I looking for? I want people that want to get into this space. Because when I consult for nine different asset management companies, I have the ability to help set up mentors,

like, look, you need education. Like, I have people that will join me. And I'll be like, great, you're going to have, Ali's going to be your mentor for the first five deals and it's going to be a 50-50 split. And they're going to be like, why is the referral fee so high? I'll be like, never mind. No, the opportunity passed. Like, I've worked 20 years building these relationships.

I'm not risking it on you. If you're not, like, this is a learning process. Like, I have to help build your tools and systems. So that way you can take five listings a month, 10 listings a month, and it can scale. Everything is about scalability and stuff right now. So literally, I feel like every major metro area, we need more coverage, right? right because in talking to my nine different asset management companies i speak at most of the

default conferences like it's coming some of the most conservative economist look rich charga he speaks on cnn and every news he's a friend he's a mentor of mine was like for the first time this last year said i think we're going to come into some trouble and i was like oh shit it's worse than i thought Like when he like, because I've argued with him for five years, right? Like, oh, it's coming. He's like, it's not coming, Larry. When he says it's coming, like, I believe him, right? Like, he's a chief economist for six different companies for a reason.

And so we need more coverage. And this is where the hard part with REO is it's not predictable. So you don't want to put all of your eggs in one basket. But this is where if we decide to partner, like, I have funnel pilot system that's producing three to six registered buyer leads a day as we set up for this REO side of things. Plus, I want people that are already doing business. I'm not like this is a family. This is a backyard barbecue.

Everybody brings something to the table and everybody eats. I'm not here to feed you. Like, I am not your savior. Like if you cannot do the work and sustain yourself, like this is the wrong partnership at this point. in time. But if you're willing to put in the work, I can help you double, triple, quadruple your business, build groups, build teams, build revenue share organization, whatever the hell you want to do. Like with the tools and resources and stuff like that, we can set that. Perfectly put, Larry. Man, this was so good. Thank you so much for jumping on today's podcast.

Everyone knows how to find you. Larry MF. White at Gmail.com or Larry MF. White everywhere. Thank you for the Golden Nugget as well. And for listeners, be a bro and share this show. If you're on a 50-50 split, it's time to rethink your brokerage. At EXP, the split is 8020. And once you cap, you keep 100%. We show you how to get there faster. I'm Ali Garcette or Ali the agent.

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