In this episode of The Real Estate Ride, I break down a deal that looked promising on the surface—but quickly unraveled when we took a deeper dive into the numbers, comps, and financing terms. This is a must-listen if you’re in the early stages of flipping or still learning how to properly analyze a property.

We dig into a Cincinnati property where assumptions about the ARV and comparable sales led to flawed expectations and a denied private money loan. I show you how to use PropStream to uncover the real story, how to determine whether comps are valid, and why one misplaced financing term on your contract can cost you both money and legal protection. If you’ve ever wondered how to avoid getting burned on your first (or next) flip, this is your blueprint.

Timeline Summary

[0:00] - Introduction

[0:51] - The importance of including financing contingencies in contracts

[1:13] - Overview of a Cincinnati deal lenders passed on and why

[2:25] - Using PropStream effectively when you don’t have MLS access

[3:05] - Evaluating PropStream’s valuation against agent insights

[4:21] - How closing and holding costs can quietly kill your profits

[5:30] - The danger of relying on optimistic resale values

[6:20] - How an appraiser dropped value by $8,000 despite multiple offers

[7:18] - Disputing appraisals: what works, what doesn’t

[8:20] - Expired comps, off-market listings, and misleading analysis

[10:29] - How to use PropStream to filter true comparables

[11:11] - Why you can’t depend solely on your Realtor’s advice

[12:00] - How using the term “cash” in a contract can become a legal liability

[14:08] - Consequences of misrepresenting loan terms on purchase offers

[16:41] - Why property type and structure must match in your comps

[17:11] - The one valid comp and what it reveals about real value

[18:24] - Inconsistent values across neighborhoods and why it matters

[20:09] - How to read heat maps of sales activity to gauge stability

[21:58] - The difference in value between ranch and multi-story homes

[23:17] - Seller markups and minimal rehabs that don’t add up

[24:02] - Spotting emotional decision-making in bad deals

[25:01] - Final advice: Don’t let this be your first flip

Key Takeaways

1. Run Your Own Numbers, Always

   Never rely solely on what a Realtor or wholesaler tells you. Use tools like PropStream to verify comps, value, and neighborhood trends for yourself.

2. Contracts Must Reflect Reality

   If you’re using private money, your contract should say so. Mislabeling a loan as “cash” can not only cost you earnest money but open you up to legal risk.

3. Thin Margins Are Not Worth the Gamble

   Even small holding costs and appraisal gaps can wipe out your profits. If your numbers only work in a best-case scenario, it’s not a deal—it’s a liability.

If this episode gave you a clearer lens on how to evaluate deals and avoid costly mistakes, take a second to rate, follow, and share The Real Estate Ride. Every review helps us support more investors making smart, informed decisions.

In this episode of The Real Estate Ride, I finally sit down with Chad Kusner, founder of Credit Repair Resources. We unpack everything from the misunderstood world of credit scoring to what actually works in credit repair—and why so many people get it wrong. Chad pulls back the curtain on how his team gets real results while staying fully compliant with both state and federal regulations.

We dig into why your credit score might drop when you pay off a debt, the dangers of identity theft (and why most people don’t even know they’ve been compromised), and the evolving scoring models that could reshape lending as we know it. Whether you’re a real estate investor, agent, or just someone trying to level up your financial game, this episode will give you a totally new perspective on credit.

Episode Highlights:

[0:00] - Introduction

[1:02] - Chad’s personal credit story and the “aha” moment that launched his credit repair business

[4:52] - The credit score confusion: free consumer sites vs. mortgage scores

[6:48] - How a consumer litigator helped him clean up his report—and why follow-through matters

[9:04] - Why referrals are the lifeblood of his business and how that helps ensure better results

[10:28] - The three essential questions Chad asks before taking on a client

[14:35] - What separates his service from “big box” credit repair firms like Lexington Law

[20:17] - Why credit repair companies that charge upfront are not just shady—they’re illegal

[26:50] - The evolution of identity theft: small charges, big impact

[31:15] - Understanding UltraFICO and how it’s changing access for consumers with thin files

[36:00] - Why paying off collections can temporarily hurt your credit (and what to do instead)

[40:00] - The best credit utilization ratio for increasing scores

[42:20] - How trended data gives lenders a clearer view of your financial behavior

[47:00] - A behind-the-scenes look at Chad’s automated tracking system and partner reporting

[51:00] - Why consistent follow-up improves lease-option conversions

[54:00] - The power of accountability in the credit repair journey

5 Key Takeaways:

1. Credit repair is a team sport – You can’t outsource the work entirely. You’ve got to do your part—especially when it comes to rebuilding with new, positive accounts.

2. Not all credit scores are created equal – Free scores from apps don’t match mortgage lending scores, which can be up to 100 points lower.

3. Paying off collections isn’t always helpful – Especially under Fannie Mae’s current scoring model, paying off debt can actually drop your score in the short term.

4. Monitoring your credit is non-negotiable – With data breaches affecting billions of records, it’s critical to check your credit and financial accounts regularly.

5. Long-term results beat flashy promises – Companies that only dispute one item at a time or make big guarantees often drag out the process to keep you paying.

Links & Resources:

• Credit Repair Resources: https://www.creditrepairresources.net

• Consumer Financial Protection Bureau: https://www.consumerfinance.gov

• UltraFICO information: https://www.ficoscore.com/ultrafico

• Free annual credit reports: https://www.annualcreditreport.com

If you got value from this episode, be sure to rate, review, follow, and share the podcast. And if you’re working with credit-challenged buyers or thinking about a rent-to-own strategy, you’re going to want this one saved and shared.

Let’s ride.

In this episode, we’re pulling back the curtain on one of our favorite real estate deals—how we took control of a single-family property with zero money down and turned it into over $75,000 in profit across six and a half years. From a tired landlord to a win-win land contract, we’re breaking down every step of the process: the acquisition, the strategy, the creative financing, and all the real-life twists along the way.

You’ll hear how we secured this property in just three days, navigated foundation issues, used a lease option to generate consistent cash flow, and even refinanced for a tax-free cash out. If you’re serious about building a real estate portfolio through creative deals, this episode will show you what’s possible—even without using your own money.

Episode Timeline

[0:00] - Introduction

[0:35] - The breakdown of profits: $75K+ from a zero-down deal

[1:03] - Introducing the case study: 453 Burt Avenue

[2:15] - A 3-day, no-marketing, no-money-down acquisition

[3:03] - Why traditional buyers couldn’t make the deal work

[4:12] - Our goal: no interest, no bank, seller financing

[6:09] - The land contract terms: $416/mo, paid off in 9 years

[7:17] - Marketing on a $20 budget (and it worked!)

[8:02] - Lease-option strategy: increasing rent, building equity

[9:11] - From tenant-buyer to Airbnb to a family rental

[10:00] - Cash-out refinance: $52K tax-free

[11:19] - The bonus upgrades we didn’t pay for (thank you, tenant!)

[13:18] - Tools we use: CRM, FreedomSoft, local attorney & title team

[14:24] - Why having a construction crew or handyman matters

[15:11] - Want our system? We’ll help you set it up!

3 Key Takeaways

1. Creative Financing Can Build Serious Wealth: With the right approach, you don’t need bank loans or large amounts of capital to acquire and profit from real estate.

2. Know Your Numbers and Negotiate Smart: Seller-financed deals with no interest can offer massive long-term savings—and faster paths to full ownership.

3. Systems and Support Teams Matter: The right CRM, legal team, and contractors make all the difference when scaling your portfolio efficiently.

Links & Resources

• Email: AdkinsProNetwork@gmail.com

• Annie: Annie@AnnieAdkins.com

• Website: JayAndAnnieAdkins.com

If you enjoyed this episode, don’t forget to rate, follow, review, and share the podcast with a fellow investor or friend who’s ready to take the next step in their real estate journey. We appreciate you being here with us!