The Real Estate UNLOCKED Podcast
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The Real Estate UNLOCKED Podcast
Why Preforeclosures Are a Goldmine for Investors | Episode 24
Most investors are chasing dead leads... while Preforeclosures are quietly stacking cash.
In Episode 24 of The Real Estate UNLOCKED Podcast, I sit down with powerhouse investor Nita Patel to break open a strategy that’s been hiding in plain sight... preforeclosures.
If you’ve been struggling to find off-market deals, getting beat out by cash buyers, or just tired of the same old wholesaling advice... this episode changes everything. We walk you through exactly how to approach homeowners before the auction hits, how to lead with value instead of pressure, and why this strategy is more than just about making money... it's about making impact.
You’ll learn:
- How to actually help homeowners without sounding like a vulture
- Creative ways to stop a foreclosure and structure the deal
- The exact steps Nita and I take to turn preforeclosures into cash-flowing properties
- Why timing, empathy, and strategy are what separate closers from pretenders
This is the episode I wish someone made when I was getting started.
But here's the truth...
This market doesn’t care about how bad you want it. It rewards the ones who show up early, speak with confidence, and solve problems.
So while others are still waiting for the “perfect” deal to pop up on Zillow...
You’ll already be inside a homeowner’s living room, solving real problems and creating real wealth.
👉 Don’t just watch this... use it. The investors who win are the ones who act.
📲 Follow us:
Joseph Marohn
Instagram: @thejosephmarohn
Website: www.josephmarohn.com
Nita Patel
Instagram: @sharma_nitapatel
Website: https://preforeclosuresguide.com
What up everyone and welcome back to the Real Estate Unlocked podcast. I am your host, Joseph Marohn, and today we're kicking things off with one of the most powerful strategies for finding and closing real estate deals. I'm talking about a life-changing approach that not only helps homeowners navigate tough situations but, at the same time, open doors to amazing deal opportunities. One of the most proven methods to get in your first real estate deal while making a real difference in people's lives. Today, we're diving into one of my absolute favorite real estate strategies pre-foreclosures. Pre-foreclosures are properties where homeowners have fallen behind on their mortgage payments, but the property hasn't been yet set for an auction. For real estate investors, this creates a unique window of opportunity to step in and help. By reaching out to these homeowners, you can negotiate solutions that benefit both sides, whether that's saving their home or buying it before it goes to foreclosure. As the real estate market becomes more competitive, pre-foreclosures offer a powerful way to find off-market deals, build on relationships and create win-win situations for everyone involved. Now it's not just about finding deals. It's about understanding the process, knowing how to properly help these homeowners and taking action to grow your business to the very next level. Now pre foreclosure sounds like the strategy you've been searching for, then stick around, because we're going to be giving you all the tools and resources you need to start crushing it in this business today. Now you know how we do it on the Real Estate Unlocked podcast. If we're gonna do it, we gotta do it right. We can't just bring on anyone to speak about pre-foreclosures, we gotta bring on the queen of pre-foreclosures.
Joseph Marohn:Today, our special guest on the podcast is Ms Nita Patel. Nita has been working direct to sellers since 2017 and has done numerous deals that include primarily pre-foreclosures and probates. She's partnered with investors nationwide, runs a door knocking team in Illinois and co-hosts the pre-foreclosures and probates. She's partnered with investors nationwide, runs a door-knocking team in Illinois and co-hosts the Pre-Foreclosures Daily Dial in the Sub2 community every Wednesday with Caroline Kane as a leader in Chicago and a member of Owner's Club.
Joseph Marohn:Nita has built a reputation for finding the best deals and helping others do the same. When her and her husband started, they had no money, so she was forced to do indirect, to sell it as a necessity and work tirelessly to grow her business Along the way she's done. Extensive mindset and wholesale training, as well as meditation and healing work through master body and brain centers. This has helped her in her success and heal from her past traumas. She has been a victor, not a victim, of domestic violence, and her purpose is to build homes for women that go through domestic violence. Nita joins us today to share her expertise in pre-foreclosures how to get started, build trust with homeowners and use this strategy to create win-win opportunities. This episode will be packed with value that you just don't want to miss. So, without further ado I've been talking long enough, everyone if you will, please allow me to formally introduce to you Nita Patel. Nita, what's going on? How are you doing today?
Nita Patel:I'm doing great. How are you, Joseph? Thank you for having me on.
Joseph Marohn:Absolutely, I'm doing good. It's been a little busy morning, but you know busy is good, right? How's everything going for your morning?
Nita Patel:Yeah, busy is always good. I was. How's everything going for your morning? Yeah, busy is always good. I was also busy this morning trying to stop an auction like what we were talking about earlier yes, it can be a little tricky sometimes, right?
Joseph Marohn:so how did that go this morning?
Nita Patel:I wasn't able to I wouldn't say I wasn't able to the the homeowners, you know they changed their mind. They somewhere didn't trust the process, you know, and that happens a lot of times with pre-foreclosures.
Joseph Marohn:So I tried to, you know, like, bid on it at a live auction, but it was overbid yeah, those biddings can get a little crazy and I don't know how these people make money on those bids, right, they, they bid them up way too high and there's like there's no room to even make any profits on the property. That's why I'm always, you know, stressing get the property before it goes to that process, right.
Nita Patel:Yeah, definitely. I mean this was probably like my second time at a live auction, you know, and like I've never bought any properties from the auction. But since I was already there, you know, and like the auction was taking place in the same city, which was like about five minutes from the house, so I was like you know what, let me just go out there and take a look, you know, and like see what happens. So I did prepare myself, I did take a check. You're supposed to take like 25% of whatever you know your max bid is. So I did take a check, just just in case, if I'm able to get it. But there were so many people there bidding on the same property and this was just a reminder for me not to go to the live auctions ever again.
Joseph Marohn:Absolutely, and that's exactly why we're here to talk about pre-foreclosures. So, nita, welcome to the Real Estate Unlocked podcast, a place where we bring value to new and intermediate investors by bringing on experts such as yourself and covering real estate topics on a very basic level. Now, pre-foreclosures are a huge part of my business and one of the key strategies that we use to find deals and help homeowners. It's been a powerful way for us to make an impact instead of just being transactional in this business. So I'm really excited to just dive right into this topic here today and just break down to the listeners, especially for those who might be wondering how they even get started right. So thank you again, nita, for taking time out of your busy schedule to come hang out with us today.
Nita Patel:Thank you, I'm excited, let's go Love talking about pre-foreclosures we're not going to waste any time.
Joseph Marohn:We're going to dive right into it. So, nita, for someone who maybe never heard of this strategy, can you break down what pre-foreclosures are and why there's such a powerful niche in real estate investing?
Nita Patel:Yeah, so pre-foreclosure process can be different in every state. The state that I'm in, which is Illinois, you know, the pre-foreclosure process is anywhere from two to five years, you know. But then there are some states, like Arizona, where you know, like the entire process can be done in six months. It's a good, you know, like a niche to go after. You know, when I had first started, like we had no money and I was just, you know, scared to buy from the auctions or or from the MLS because, you know I, we didn't have any money that we can afford to have stuck in a deal if we were doing the Burr method, you know, or take money to closing. So, like I was forced to, you know, find the best of the best deals and I just I came across pre-preclosures and I just dug into it, you know, and like, if someone you know doesn't have any money, it's a great, you know, strategy to to start with, Absolutely.
Joseph Marohn:What's great about real estate in general is there's so many different paths you can take, right? How did pre foreclosures necessarily become your path? Because I'm sure you've tried, like other methods and whatnot, like what was it about pre foreclosures that just you felt like was your calling?
Nita Patel:Like I said, you know, when we had started, we started with a mentor here in Chicago. His name is Andrew Holmes, but he mainly teaches about the burr method and how to buy from the MLS and from the sheriff sales. And I tried it. I tried bidding on maybe two or three properties, you know, through them, but every time I tried they were just being overbid and we barely had $5,000. Like, we didn't have that much money. And I remember like the first property that we bought, you know, was from the MLS and we had about $3,000 stuck in it. It wasn't that much, I think. It just took us like two and a half months to find a tenant because it was in the middle of winter and out of that five thousand that we had, we had to use three thousand, you know, to pay the mortgage. You know like, until you find a tenant.
Nita Patel:And after that I just got scared, you know like I just and then I also just like didn't want to get myself in trouble. You know, at that time my husband was working, so he wasn't part of the business, he was working at W2. So it's just me, you know like, doing the business. So I think that's what led me to. You know like, just going after off market, I had heard someone talk about pre foreclosures, you know, and they talked about like upcoming options. They didn't really go too much in detail about it, but I like came home that night and, you know, I just like started doing a lot of research on it and, you know, I started listening to Brand Daniels.
Nita Patel:I signed up for other mentorships, you know, like REI, blueprint I don't know if you have heard of them, but they, you know like teach you how to market for off market properties. And then there was another mentor here who had like a wholesaling class that I took, which, you know, all this stuff wasn't that much. Of course, we couldn't spend that much money, you know. But, like, whatever I learned, you know, from Grant Daniels free videos and whatever research I did on my own I just was like you know what I'm going to figure this out, I'm not going to give up, you know. And at that time I had left my job and I was like there's no way I'm going to go back, you know, to working on W two, because I hated it. I hated, you know, just sitting in a cubicle and and working. So I was like, no matter what, I'm going to figure this out. So, like my first off market deal, it took eight months you know to find it.
Nita Patel:But after that you know like I kept adding more and more in the pipeline. So the eight months that it took, obviously it was, you know, worth it. I was building other skills. I wasn't, you know, like gaining the monetary value, but you know building like sales skills, building the momentum and relationships, and you know so many other things right, like that's what people need to understand. You know when it takes time. You know to like find your first deal.
Joseph Marohn:Yeah, I love that you pointed that out, because a lot of people they want like instant results, right, and they don't understand the legwork that you really got to put into really finding these deals. And I started out low equity, expired listings just cold calling sellers and it was great, don't get me wrong and we were closing deals, but it was just transactional. And when I got a part of the community meeting people like Pace and all these go-givers, everybody was just like they had a greater purpose and I was like I need to have a better purpose than just transactional, right. And then when I came across pre foreclosures and finding out all these people like yourself and Caroline Kane and Michael Frankie, everybody just helping these homeowners, you know and I was like I think that's my calling right there and I was like let me just give it a shot. And right away I just found myself on the calls.
Joseph Marohn:I found myself, you know, having great conversations with sellers and it's tough. You know, these conversations sometimes they're very tough, right, you know, and they're crying their eyes out and you're just able to help them or sometimes you can't help them, right. So, but I'm glad you shared that. I know there's people listening to this right now, and they want to know how Right. So, nita, what would you say the first step someone should take if they want to know how Right? So you know, what would you say the first step someone should take if?
Nita Patel:they want to start working on pre foreclosures. Yeah, so look like we tell people on the daily dial, right, that it may not be for everyone, you know it depends on, like, how much time you know, like an individual has Right, identify how much time you have first, you know, if you have enough time I would say like 30, at least 30 to 40 hours to put into this. Then you know, like, go for direct to seller. Otherwise, you know you need to find a wholesaler that can bring you the properties. You know you, you know you do this. You do need to put in time, but for someone that's starting out, you know, I would highly recommend, you know they, partner with someone that's experienced it's.
Nita Patel:It's not that easy, you know, when you're trying to do it on your own, unless if, like you know, you're the kind of person who's, you know, going to go out there and take massive action. Like when I started, I didn't partner with anyone. But, like I just went out there and started talking to sellers, I messed up, you know, but I also learned along the way, you know. But not everyone can do that. Not everyone can just get up and start cold calling and door knocking. Not everyone can do it.
Nita Patel:So if you have those fears, then partner with someone who's experienced, who's done a few deals, you know and like, go door knocking with them or shadow them. You know when they're, when they're door knocking and cold calling. So I would definitely recommend you know like people that are starting out to you know, partner with someone that's experienced, not someone that's new, because both of you are going to drown if you're partnering with someone new, right. And then you know, like of course you want to make sure that you're not using too many softwares when you first start out, because you're just going to be busy, you know, trying to figure out softwares, then doing deals than doing deals. You don't need that many softwares when you first start out. All you need are county websites if you're doing pre-foreclosures, or maybe just PropStream if you want a software, and a skip tracing software If someone absolutely has no money. Joseph, they can still do good in this.
Nita Patel:They can get the leads from the county websites. Start with one county and just Google the people's names and you'll find phone numbers you know. And then there's also free skip tracing softwares like True People Search and start calling them, you know, and then you can also stack the leads. You know this is what we teach on the daily dial to stack the leads by the with, like, the multiple pain points. Yeah, the higher you know the multiple pain points there are, the higher you know the motivation you know there is. There is going to be right, like I like to go after the ones that are, you know, pre foreclosures, probate and vacant.
Joseph Marohn:Yeah, those are. That's a very good point. Right, because those homeowners that are going through pre-foreclosure and the property is vacant, necessarily they don't really have that sentimental value to the property like most people do. Right, because most homeowners I'm reaching out to they want to keep their home. Right, they don't want to sell the property because they have some you know, they just really have this sentimental value to their home. They're like no, I want to keep my home. But if you're reaching out to a homeowner that's that is vacant, right, more than likely it was inherited right, passed down somehow. But yeah, you reached it.
Joseph Marohn:You made another good point about you know JV and partnering with people. I always tell people that when you're first starting out, partner with somebody because you need to understand, like, how the deal works, like how it actually closes, from A to Z, before you start trying to close deals on yourself. Right, don't worry about making so much money in the beginning. Just partner with someone, bring them a deal and figure out how you guys can work together. Then you can start venturing out on your own right. So, good point on that. Now, nita, you and I both know mindset plays such a huge role in this business, right, especially when it comes to something as intimidating as knocking on distressed homeowners doors or, you know, putting phone calls in and having those uncomfortable conversations. How do you overcome the fear of rejection, and what would you say to someone who's maybe struggling to take that first step?
Nita Patel:Yes, look, when you, when you first start out, you know like, um, you are going to have a lot of fears and you know a lot of doubts. I did, you know, when I started, I was just so stuck in my own mind and I created all these stories in my mind, you know, without you know, having having done the work, so I just created all these horror stories, right? So of course, you want to think positive. You know, surround yourself with people you know that are already, you know, doing the deals. You have to work on your mindset. If you don't work on your mindset I mean think about it Like, especially when you're doing pre foreclosures, these people are not in the right state of mind. So if you're not grounded, you know, if you're not in the right state of mind, how are you going to help? You know the people that are in pre foreclosures.
Nita Patel:So like a lot of the work that I've done. I give a lot of the credit to that, you know, because I understand myself so much. Since I understand myself and human behavior so much, I'm able to understand them and I'm able to, you know, be patient with them. So, like you're talking about rejection, right, like a lot of people are, you know, going to say no to you, or you know they're going to tell you that, you know they're working on something when they're not. You know, like I know, when they're living in the house, a lot of people do want to keep the house, but are they able to keep the house? They're not most of the times. You know, like they, they will say that they want to because they're still in denial.
Nita Patel:They still have not accepted the fact that you know they're about to lose the house. You know, and they wait until the last minute.
Nita Patel:You know you also do pre-foreclosures you know they wait until the last minute, Very last second, even minutes before the auction, A few minutes before the auction or a day before the auction, right, so you just got. You have to you know, bill report keep asking the right questions. You know, when they're telling you that they're working on something, right, If they say they're working on a loan modification, then you need to ask like, hey, what exactly are you working on? Have you submitted all the documents to the lender? Because if you haven't, they're going to put your file all the way on the bottom and it's not going to be looked at. Have you talked to the lender? When is the last time you talked to the lender? Right, you have to, you know, build rapport with them and ask all these questions.
Nita Patel:A lot of times, what you know, like people do is they just give up. You know, if a homeowner says they're working on something, they automatically just assume that they got it taken care of. No, they don't. They're just saying that to you because they don't want to talk to you or anyone, Right, you know. So you have to talk to them, build rapport, you know, and try to like bring their guards down, bring their walls down. You know, you almost have to become, you know, a friend with them yeah.
Nita Patel:You know you have to become a friend with them. You have to keep providing value until the end. You have to be the last person standing when others have already walked away. They have moved on to other leads, right, and sometimes that's probably why they're in the situation they're in right.
Joseph Marohn:So you have to be the person that helps push them and shows them like, hey, we're not giving up on you, right, we're going to figure this thing out. And by you continually following up with them, every single day or every other day, it shows them like, all right, man, nita, she, she just really cares. Right, she must really care. And you know another thing, on rejection too right, it's been hard. I know you probably experienced this.
Joseph Marohn:I went to doors when not knocking, and they slam the door in your face or they say get the hell off my doorstep, you know, and it it kind of does bring down your momentum a little bit. But you just gotta, you know, silence that out and just keep pushing forward, because maybe that person's just not ready for help right now and maybe they will later on down the road. And on top of that, you might go reach another door right after that and you'll reach somebody that actually wants your help, right, and then. So you just got to remember that when you're going and hitting these doors, so good point on that, right.
Nita Patel:And if they do, you know, slam the door on you or say something to you, just remember that you know it's not against you, it's whatever they have going on in their lives. I mean, think about it. If they're late on their mortgage, they're probably late on a lot of things and you don't know what's going on. You know, like in the families there's so many different things. You know that. Go on, you know. So just know that it's not you, you know. And then, of course, go back. Even if they slam the door on you, go back. Maybe they were just having a bad day or they didn't want to talk to you that day.
Nita Patel:You know, I've had like so many homeowners and families tell me like, hey, sorry, you know, we reacted that way, you know, but you, you know, actually have helped us, you know, and they appreciate it, they're grateful, you know. So don't, don't give up. Obviously, I mean try a few times. You know you don't want to. You know, be too desperate. Or you know, like, continue to. You know, keep trying. You know, if you're getting the feeling that, hey, they're, yeah, I'm not going to be able to break them, you know. I'm not going to help them because, we can't help everyone.
Nita Patel:We have to remember that as well. Right, Like the, the family this morning, you know, they just somewhere you know, didn't believe that I could, you know, stop the auction a few minutes before.
Joseph Marohn:That's crazy yeah it is crazy.
Nita Patel:So it just ended up, you know, going to auction.
Joseph Marohn:Yeah, and you raise a good point, right. Don't take it personal, right? It's just whatever you know they're going through a situation you just have to remember that which reminds me, like when you come across doors and you're knocking them and you see those not. You know, don't solicit or no soliciting signs, do you still hit those? Or, like the no trespassing signs, do you still hit those?
Nita Patel:we still do yeah love it I mean, if someone says something, you can just, you know, I have trained my door knockers just to say, hey, we're so sorry, we didn't see the sign. You know, but if you, if you don't like us coming here, we won't come back. We won't bother you, you know. But we just wanted to, you know, talk to you about your house, you know. So if someone doesn't like it you don't have to go back. But most of the time they don't say anything.
Joseph Marohn:All right, good to know Now I know you brought the county earlier. Is that the only source that you find your leads, source that you find your leads, or are there any specific tools or software resources that you recommend for someone to find other leads outside of the county? Or is it only county data you're going after?
Nita Patel:no, we just um get our data from the county websites because it's the most accurate, and here in illinois there's so many different counties, you know so. So we have enough. I don't need to. You know like, go after like you know, probates or you know, unless if, like, we're stacking the leads and it's also a pre-foreclosure and probates or you know, use another software. You know it's been sufficient for us.
Joseph Marohn:Got it Now. Do you go directly to the county or are you pulling it from their website?
Nita Patel:We're pulling them from the website, but every county, every state is going to be different. Some counties don't have their properties listed, so you will have to go to the courthouse.
Joseph Marohn:Okay, great. Now how do you pre-scrub your lead data to make sure you're not wasting your time on unqualified properties?
Nita Patel:So we do it differently. You know, when we first started doing this, I just, I was just so curious, you know, like to like just understand, like, ok, what's going on, you know, with these homes. What's the bigger picture? Yeah, what's the bigger picture? So that's where I like started digging, you know, and like skip tracing the homeowners and the families and I would Google their names, you know like.
Nita Patel:I didn't know what I was doing, but I'm like, let me, let me like see what's going on. You know, that's when I was like you know what I should be doing this with all of them, because most of the people are not. Most of the people are skip tracing the leads in bulk and then they're putting them in a dialer, right, and they're calling. You know, through the dialer. But if the homeowners have passed away, who are you calling? You're calling on people that have passed. Yeah, right, like, I don't think anyone really taught me you know how to call the relatives and how to find the relatives' information. It was just me, you know. Like that, it was just a lot of trial and error, you know. Then I just started calling the relatives and if you're not able to, you know, get hold of them on the phone, then go door, knock on them If they're nearby. No one does that. Who's doing that? If you do that, you're going to be like probably the only one doing that. You know, think about it. Not many people are doing this.
Joseph Marohn:Yep, now it's great that you bring that up right, because I remember having this conversation with you and you're like are you prescrubbing your data? And I'll tell you what in the beginning we weren't. We were just pulling everything and anything from the county and just shotgun and everything right, just calling everybody. And what happened was that we were actually getting people that wanted to move forward with deals, but guess what? They were in the middle of nowhere or they had no equity right, and so that was the problem we faced. And I was like well, even if I lock this deal up, who's gonna buy it? You know, if I'm trying to wholesale it right, and I don't wanna be owning this property in the middle of nowhere, am I even gonna be able to find tenants?
Joseph Marohn:So I remember asking this question and you're like are you? You know, when you said, are you prescribing? Right, I'm doing what other people aren't, and that's what separates you, because you know, if you're using these softwares like PropStream and everything, that data is late. Right, you already missed the curve. You missed the wave when someone like Nita is going directly to the county and they get posted the day of Right. So good stuff on that. You know that's very important, so I like to point that out.
Nita Patel:But no, I was saying and you're also working off of like a narrow down list Right, like, let's say, if you have like 50, you know on your narrow down list you can get at least five or seven under contract from there and you're saving money too. I understand, you know you're spending a lot of time and energy, but you know exactly. You know what to go after.
Joseph Marohn:Right. And so when you're, when you're pulling that list right and you're going through a manually, one by one, what are the things you're looking for? Because I'm sure you're looking for equity and you're looking for you know what market it's in what else are you looking at when you're scrubbing that data? You?
Nita Patel:know what market it's in. What else are you looking at when you're scrubbing that data? So I'm looking for high equity, anything over 40%, unless if, like you know, if it's got a good interest rate then and if it was bought in the last five years, then I'm okay. You know, if it has about 30% equity, because I know, okay, I'm gonna take it over subject to it, and you, you know, I might not have to do that much work because it was just, you know, bought in, bought, you know, less than five years ago. So it just depends. And then I try to buy most of the properties in, like A and B areas. Sometimes it's in C areas, but I'm not doing that much wholesaling. So these are the properties that we want to flip or hold Right. Okay.
Nita Patel:Because I like, when you're wholesaling, yes, you'll make some money, it's great, you know. But like you're making, obviously you know more money, you know when you're, when you're flipping and stuff, I mean it depends. I mean, if it's got a lot of equity and you wholesale, yeah, you can make good money as well. So then, um, yeah, like mainly A and B areas, high equity, like I said, and then I'm stacking them. You know like I first want to go after the ones that are vacant, because these families have walked away, it's easier when they're vacant.
Nita Patel:If they are already living in the property, then you know you have to wait until they find something, or you know you have to wait until they have accepted their situation. You know which? We know a lot of them are in denial, right. So I like to go after the ones that are vacant. But do we buy all of them that are vacant? No, I mean, there's a lot that we'll buy which are just, you know, pre-preclosures, you know, with high equity.
Joseph Marohn:Do you do you stack it with anything out other than vacancies? Do you do like any water shutoffs or any type of things, that you stack it on top of that, or no?
Nita Patel:No, so just probate vacant and then everything else is going to be there most of the times. Right, but we don't stack it with that like tax delinquency. Most of the times they're going to be laid on the taxes and then water shutoff. Most of the times that's also going. They're going to be late on the taxes and then water shut off. Most of the times that's also going to be there with these properties. But yeah, just mainly pre-preclosures probate vacant.
Joseph Marohn:Got it. Now, when you're talking to these homeowners, are you discussing their options to help them stop the auction, or do you go straight into talking about potentially buying their home? How do you approach that conversation?
Nita Patel:No, my approach is different. You know, when I started doing this I want, I was clear that you know I was going to be different. I'm not just going to be like most of the investors out there. You know who are approaching them as like buyers, you know in the area, right?
Nita Patel:So, like, when I approach them, you know whether it's door knocking or cold calling. I'm asking if anyone has talked to them about the different options that they have, you know, for their house. This way, you know they don't shut down on you, right, you're providing, you're there to provide value, you're not there to you know, just buy another house so they're more open to talking to you, you know.
Joseph Marohn:Yeah, I agree, because you got a hundred people. They're getting all types of phone calls, people knocking on their door, getting letters, and everybody just wants to buy their house, right. So the you know, when I first started learning about you know pitching options and trying to help them out, it really does separate you from everybody else, because now you don't fall into this general category of everybody's just trying to buy my house. Now it's like, well, this person's actually trying to help me keep my home Right. So now you can have a different type of conversation, right. So, yeah, that's great that you do that Now. Nita, you've built up a strong reputation in our community for your success with door knocking proof foreclosure properties, but I'm sure that level of confidence and skill didn't come overnight, right. So was there a moment or something specific you realized about yourself that you needed to change or improve to get where you are today?
Nita Patel:I mean, look, it's been in the works for eight years, right Like when I started in real estate. That's when I also started doing the mindset work. You know, and I'm always growing elevating. You know, like whether it's my mindset or in, you know, real estate. So there's, you know like different things that you know I have worked on, like I've worked on. You know like personal things with my mentor. You know like healing my traum, my mentor. You know like healing my traumas and you know, and then, along with that, she also helped me. You know with my patterns and you know like a lot of the fears that I have, and just you know like being aware of the surroundings. You know and being more conscious, and not just of your time, but like even like your thoughts and the people that you hang out with.
Joseph Marohn:So yeah, I don't know if you've done this in the past, but I know I'm guilty of it. So when I first started out, I was like I didn't really understand like the whole lingo of how to start talking to homeowners. So I would rely on a script heavily Right. And so when I would talk to the homeowners, I'm literally reading from a script through the phone and I don't care how good you are, you can read, they can sense that. Right, you just sound robotic. You don't sound like no empathy in your voice and once I I was like man, why are these people just not having conversations with me?
Joseph Marohn:Once I ditched the script and just started you know, relying on what on my actual conversations, that's when things started changing right. That's when I was actually having better conversations and people were actually opening up more with me. So I don't know if that was ever the case with you. So you know that's what I was kind of pointing at, like was there something back then that you realize that you needed to change to get to where you are right now with your success?
Nita Patel:No, so like, just like you, I never used a script for me, it was just, you know, being different than most of the people and having genuine conversations, you know like, and being there, providing value, being a friend. You know like, um, a lot of times the house is probably the last thing that I'm talking about, you know, like, unless if they're bringing it up at first. Like, my thing is to build rapport and then we'll talk about the house. You know I'm not like a lot of people that you know, go in the house and start taking pictures, and you know you don't want to do that, you don't want to start taking pictures. As it is, they're already embarrassed and ashamed of their situation. You know you don't want to. You know, make them feel more, you know, ashamed. Yeah, I mean along the way.
Nita Patel:Of course there's, you know, so many things that I had to work on right my sales skills. I also took, like, a training with Tino. He's in Arizona, who it was called closers. Only, you know, and, like he, he taught me a lot of different things as well, you know. So it was every time when I was stuck, you know, on something I would either do a training or, you know, look up videos, brand Daniel's videos, like on how to overcome objections, and you know all of that. So like. It obviously takes time, you know, but you have to be talking to people. That's how you're going to learn. You know you're not going to learn by making just a few phone calls or doing a few door knocks. You know you have to do it on a consistent basis. Of course you can, you know, hire people after some time, but not in the beginning. In the beginning, you need to do it on your own, everything.
Joseph Marohn:What helped me out a lot was these daily dials we talked about earlier, how you and Caroline and Michael Frankie you guys are hosting all these daily dials and just throwing yourself in there and doing some role playing Right With actual students that are actually going through the same thing and just kind of puts you on the spot. But it helps you and it helps you navigate those conversations and then you know everybody's listening in and they can point out you know what you need to fix or what you need to address, and that that really helps out a lot too.
Nita Patel:So yeah, it was the role plays or like. Um, if, like I said, I didn't, you know, I wasn't in a community where you know I had the opportunity, you know, to do the role plays and all that. I was just out there talking to people. I just learned, you know, and then I would like come home and, you know, write the different objections and how I overcame them and you know like I just kept improving, you know as.
Nita Patel:I had more experience. So like if someone wants to do that, they can do that as well. They don't have to role play on the daily dial. If you're the kind of person you know who wants to just go out there and start talking, you also learn from that as well.
Joseph Marohn:Yeah, another thing I do, nita, is I actually will I have like a little wireless microphone when I'm door knocking and I'll actually have it recorded. I'll record the whole conversation with the homeowner, or I'll use my CRM and I'm calling out these homeowners and the call is recorded, and then I'll actually go back to my recordings and I'll listen to it and I'll say man, you know like I missed that part that she said, or you know, why did I say this?
Joseph Marohn:Or why did I say that you know, and then it helps you grow, helps you figure out what you need to address in your and the way you conversate, right, so yeah, I don't know if you do that at all as well.
Nita Patel:I did, I did do that before, I did record myself before and, yeah, I would listen to it. But of course you know, like Just just doing the work, that's what's going to you know, help you Just being out there and taking action yeah.
Joseph Marohn:Now, when a homeowner is feeling defensive, overwhelmed or maybe in denial about their foreclosure, how do you approach the conversation in a way that builds trust and helps them bring that wall down a little bit?
Nita Patel:So I mean, you kind of have to read them out, you know and this also comes with experience Like if they're overwhelmed, then the last thing that you want to talk about is the house, because you know it's already stressful right and frustrated, right, that's when, like you know, I would talk about other things.
Nita Patel:Or you know, like, if I have the time, like I'll be like hey, let's go out for coffee, I'll take you out, you know, or we'll meet here, you know. You just, like I said, you just got to kind of feel them out. You know, especially, like, if they're, if they're not in the right mood, you know that day or in the right state of mind, you don't want to talk about the house. Wait, you know, wait for another day or another time.
Nita Patel:So it just depends you know it also depends on, like, the things that you say. Right, like a lot of people you know tend to be so direct. You cannot be direct with these people. You have to understand, like you know, if there's something that you say, they might shut you down forever, you know, because they are going to take it personally, you know. So you got to be careful with what you say. You don't want to walk into that house and say something negative about their house or say negative, you know about their situation. You have to be really careful with what you say.
Joseph Marohn:Yeah, especially when you're walking in the home or you're getting ready to sit on the couch and then you start observing the house. Don't do that, you know, because they feel like you're your value, judging them Right. Right, I never do that. When I get in the living room, I'm just having a. I'm keeping my eyes on them, face to face conversation, right.
Nita Patel:Yeah, that's it. Don't like going to the house and start taking pictures and start asking about the house, talk about other things, until you have, you know, like a comfortable rapport built with them and then you can start you adding in, you know, asking about the house.
Joseph Marohn:What are, what are some of the most common objections homeowners have and how do you handle them?
Nita Patel:the common objections are hey, we're working on something, you know, we're working on a loan modification, or we're working with an attorney, you know. Or like they may say you know, is this for real? Like, can we really sell our house, you know? I would say those are. Say, you know, is this for real? Like, can we really sell our house, you know? I would say those are the common, you know objections. Right, and that's where, you know, I was saying before, like if they say they, you know, have applied for a loan modification, then you want to ask more questions. And if they say they're already working with an attorney, then you know, you can be like hey, great, so what are you working on with the attorney? What is he helping you with, you know. And like, if they're not working with an attorney and they're lying to you, you'll be able to tell right.
Joseph Marohn:And then, of course, you don't want to be direct, you know right.
Nita Patel:So yeah, just just asking questions. And then you know, if they say, you know, hey, like, is this for real, Like I don't believe this, then you know you can show them some of the deals that you've done. Like, look, I've been doing this for the last eight years. I can show you some of the deals that I've done. You know I can have you talk to my attorney or my title company. You know, and my attorney and the escrow officer at the title company that I work work at, you know they know they're willing to talk to these homeowners. I've had to do that not that many times, but I've had to do that maybe, like maybe three or four times.
Nita Patel:So if they don't trust you, you know again, it's not you that they don't trust, they don't trust themselves, right.
Joseph Marohn:Yeah, they don't trust anybody.
Nita Patel:They don't trust anybody. So that's when you know when you can show them some of the deals that you've done. You can have your attorney or the escrow officer talk to them.
Joseph Marohn:Yeah, A common one I always get is we already have it taken care of. Thank you. What do you say to that?
Nita Patel:I'll be like, okay, great, so what are you working on?
Joseph Marohn:Get them to open up and talk a little more.
Nita Patel:Get them to open up yeah yeah, that's a good point.
Joseph Marohn:Now, what's the difference between a judicial and a non-judicial foreclosure states, and why is that important to know?
Nita Patel:it's important to know because you know the length of the time that it takes you know is going to be different, right like we're a non-judicial state here in illinois, so the the process you know is anywhere from two to five years. I don't know, the state that you're in.
Joseph Marohn:Yeah, it's actually a mixed state, but it's primarily non-judicial, so there are some states that do both.
Nita Patel:Yeah, there are some states that do both. Yeah, you're right. So yeah, you do need to know that. You know, because, like the properties here in Illinois, you know like if you're going after the ones you know that are in auction, they're late at least two to three years, most of them. Of course, some, maybe 5%, you know you'll come across where you know they just went into pre-foreclosure like seven or eight, nine months ago, but most of them are like over two years. So you have to remember those reinstatement amounts are going to be high and they're going to need extensive work, a lot of them right.
Nita Patel:Not all of them, but a lot of them that you will find, some you know that were bought like in the last five or seven years, where you know they may not need that much work, and those are, of course, the ones that you want to go after.
Joseph Marohn:Now what about if it is a judicial state? How does that work? Do you know?
Nita Patel:So I'm not in a judicial state so I don't really know. But I know the process is anywhere from 30 to 90 days. I think it's quick.
Joseph Marohn:Yeah. So, it really depends on the length of the time. Really, that's what it boils down to, right? So, okay, good to know Now. Homeowners often turn to bankruptcy as a strategy during foreclosures, right, you know that. Now can you share your perspective on how it impacts the foreclosure timeline and when it might be an effective option for the homeowner to do?
Nita Patel:OK, so bankruptcies. Of course you don't want to talk to homeowners you know about, you know like, have an attorney that will explain to these homeowners and the families you know the bankruptcies. You don't want to go too much in detail about it because you can get in trouble. But I hate having them file for bankruptcies because it just prolongs everything, everything. I don't know what you have seen, but here it can take anywhere from six to eight weeks for that bankruptcy to be dismissed. You cannot close on the house until the bankruptcy is dismissed. Right.
Nita Patel:And then you know that obviously gives them time to figure other things out. And then sometimes they're also ghosting you, you know so. So much can happen in between. So like that's the last option, you know you are able to get it postponed somehow, try to get it postponed. I just I don't like the bankruptcies. Like have I had homeowners that have filed for bankruptcies? Yes, I have, like I think three or four right now, but it's prolonged everything.
Nita Patel:You know, and we all know, time kills deals. Longer it's gonna take. You know they're just they're gonna be talking to other people who are gonna change their minds, or you know they're just like back in their old you know old state of mind again, and so many things can happen yeah, I'll tell you what.
Joseph Marohn:The people that are in foreclosure in california they're professionals at it, right, they know how to prolong the system like so long. They they use strategies that even I get, you know, taught on. I'm like this is crazy, how can you prolong the process this long? But you know, sometimes homeowners will ask me and they'll, you know, say, well, I'll just you know, if I just file bankruptcy, it all just goes away right, like no, no, no, no, it's just a temporary hold, it's a temporary stop on the auction. It doesn't make it go away, it just temporarily stops it. And I never recommend it, like you said, unless you have attorneys involved. And the only time I will actually say I recommend it is when we're like the day of or the day before the auction and they want to actually sell the property right, and then you might need that extra time to get it stopped so you can actually get the escrow open and actually close on the deal right yeah, yeah, I mean, like even the day before you can try to get it postponed.
Nita Patel:You know, if you can like um, I don't know, like, if you have an attorney that can, you know, file a motion for you to?
Joseph Marohn:I don't, I don't but I need to get one though yeah, you should, you know.
Nita Patel:and then if you're giving the attorney enough business, they'll do it for less, like my attorney will do it for me for like $1,000. So I'd rather go that route Pay the attorney to go in front of the judge To get more time, than have the families file for bankruptcy. It just prolongs everything and I just don't like it. Foreclosure attorney on time. It was before the auction time but they had already, you know, stepped away from their office and started the auctions, so we couldn't get that bankruptcy number on time. So it did end up, you know, selling. So now what we have to do is we have to vacate the sale.
Joseph Marohn:Got it, got it, we're spending more money, and then you know. So now, what we have to do is we have to vacate the sale.
Nita Patel:Got it, got it spending more money, and then you know it's going to take a little more time and you know yeah, they can definitely be tricky.
Joseph Marohn:so I I always tell I don't recommend it, right, unless it's like a last minute ditch effort, you know, and you're really just kicking the can down the road right by prolonging even even longer, like you said, you start accumulating more fees and all that. So it's just not a good option. It's always the last option. But you know, nita, I've heard you talk about your story before and what's great about your story is that you know you didn't start off with any of the fancy paid softwares, right, you didn't have a CRM, you used sticky notes for follow-ups and kept things simple. That's such a great way to start, right, because you have little to no overhead and you can still get deals done, like you mentioned earlier, without burning a hole in your pocket. But I think you would agree, as you start to scale, those tools can actually complement your business, right? So what CRMs or automation tools do you use today and how have they helped you streamline your workflow?
Nita Patel:So we still don't use that many softwares. Oh, wow OK. Yeah, we use a free podio. The door knockers still use a use notebooks because they also like that. And then we use people looker for the skip tracing software. That's it. I mean what else? Yeah, that's it. And then I have these, right, that's it. I mean what else? Yeah, that's it. And then I have vas right, that that's it that's awesome.
Joseph Marohn:You know people, people break their heads right. They're like I gotta have the best software, I gotta have the best crms.
Nita Patel:Nita keeps it simple and she's crushing it out here getting killer deals you have to keep it simple, you know, especially like uh, look, I'm at a level where I can add in more softwa, but we don't need to. Why complicate it?
Nita Patel:You know, like think about it. If you have like too many softwares, like you're, it's kind of like a distraction. You know, like why not just? You know, do it with like minimal. You know things. If it's working for you, why do you need to change it? You know especially the way we do. We do it right like we're manually skip tracing every lead so we don't need any other softwares.
Joseph Marohn:Like we don't need a dialer because our cold callers just use their phones right, because we're not putting a whole bunch of leads in the dialer you're right, because when I, when I was first starting out with pre-foreclosures, we had just jumped into a new, new crm and it had a bunch of glitches and bugs in the software and we spent a good like three months trying to dial it in, when we could have used those three months just putting our best foot forward on trying to help homeowners, right. So now you've created another problem. Trying to solve one problem, you created another one, right. So I love that. You said that you know, just keep it simple. Podio sticky notes.
Nita Patel:And you know and just keep it very simple right Everything, keep everything simple, even when you're giving the options to the homeowners. You don't need to keep you know, you don't need to give them 10 different options. I only give them three options, like, okay, you can do a loan modification, you can reinstate the loan, you know, or you can borrow the money from someone you know, and if you're able to find the money then I can help you, you know, order a reinstatement payoff, you know. Keep it simple, that's it. I'm not giving other options like, hey, we can try to get a loan for you or you know, those three options are enough.
Nita Patel:You don't need to complicate it. Think about it these people don't have the capacity to understand a lot of things, I agree. So keeping it simple always works.
Joseph Marohn:Yeah, now I know for most of the part you pretty much keep the properties or you flip them right Now. What's the average assignment fee you're seeing wholesalers make on pre-closure deals?
Nita Patel:It just depends, you know, if they're, you know finding the ones with high equity, you can make anywhere from like 20 to $30,000,. You know, for every property that you wholesale, it depends, you know, and you don't need that many buyers, you only need a few buyers. You know we don't wholesale them many. But I have, like you know, I have about I would say, three to five buyers here. You know I have about I would say three to five buyers here, you know, and most of them are like our private lenders, even our private lenders. We have like about five and we've been using the same ones the last eight years.
Joseph Marohn:Yep, and they're just taking all the deals right Because you're inside their market.
Nita Patel:Yeah, Now I'm glad you know to sell it to them, because we just help each other out. You bring each other value.
Joseph Marohn:Yeah, it's awesome, right? Because average assignment fee for expired listings, low equity type of deals, those are pretty much like $7,000, $10,000. When on a pre-foreclosure you can make $25,000, $30,000, even $50,000 on an assignment fee. So that's a big difference in the payouts. But what mistakes do you see new investors make in this space and how do you, how can they avoid them?
Nita Patel:I don't know, like if I can say you know if they make the mistakes and just free foreclosures. But I feel like a lot of people that started out. You know they jump from one thing to another. You know they're they want to do you know, direct to seller one month, and then another month they want to do you know direct to agent, like or they want to do something else, like stick to one thing. You know, I would say for at least a year. You know, I know some people will say six months, but if you don't try it out for for a few months, how are you going to know if you're good at it or not?
Joseph Marohn:Yeah, cause a lot of times I'm talking to like newer students and the mentorship you know, and a lot of them are like, well, I'm doing direct to agent and then I'm doing pre foreclosures, and then I'm doing expired listings and I do a little bit of dispo and I'm just like whoa, you were like all over the place, like how do you even master that? Right, because that's just too many things to try to learn on one place. Like you said, like stick to it for at least a year and just try to put as much time and effort in mastering that that you know whatever you're doing and you'll get great out of it. You're going to get results if you put in the work, right, right.
Nita Patel:And it's two different things. It's two different ballgames. The way you talk to agents and the way you talk to sellers is different. You know like and then pre foreclosures, a mistake that people make, I would say a lot of people. You know like they want to, they want to do the direct to seller strategy, but they don't have the time. Most of them are working right, like the people that work. It's challenging for them because after work they're tired and then on the weekends they, you know, want to spend some time with family and friends. And you know, unless it's like, you know, you're laser focused and you're, you know you have, you're working off a narrow down list and you're grounded, you can do it, but it's not for everyone. You know like, it just sounds so good that everyone wants to do it, but it's not for everyone, right? So first, identify that you know like, do you have the time and the energy to put into this? If not, then find wholesalers.
Joseph Marohn:Yeah, I agree with you. Now, do you ever, have you ever pursued, like surplus funds, that the property actually goes to auction?
Nita Patel:Yes, I have.
Joseph Marohn:Is that a good strategy?
Nita Patel:Mm. I would not recommend it for people that are new, because then that's just another distraction. You know, like you can be trying to figure that out and then you're, you know, distracted from what you were doing.
Nita Patel:Got it when you're doing deals, then you can add the surpluses. Right, like, let's say, if I'm already working with the family, right, like, for example, today it ended up going to add the surpluses. Right, like, let's say, if I'm already working with the family, right, like, for example, today it ended up going to auction and I was already working with the family and there's $100,000, you know surplus. So now you know I can help the family. I can be like, hey, I can help you get that surplus and I'll charge you whatever 10, 15%. So if I'm already working with the families, families and the houses end up going to auction, then I'll, I'll do the surpluses, but other than that I don't go after it.
Joseph Marohn:Makes sense?
Nita Patel:Yeah, because then you're just doing that you know, that can also take some time.
Joseph Marohn:Yeah, I believe you. Now what about, like? How are you handling, like, the situations where homeowners are like skeptical or unresponsive to you? At what point do you stop following up altogether?
Nita Patel:You don't.
Joseph Marohn:You keep going.
Nita Patel:You just keep following up until the house sells or ends up going to auction, you don't? I mean, look, they already have a lot going on. And you know, if they're not responding, that doesn't necessarily mean that you know they don't want to talk to you. You know they have something against you. It may just be that they're going through things and they just don't want to talk, you know, or they're still in denial. So keep keep following up. If you're the last person you know standing, you're gonna win. You're gonna end up winning.
Nita Patel:You know, and like, send them a text message every now and then like, hey, you know, I'm just checking in. Did you need help with anything? You know you said you applied for a loan modification. You know, have you reached out to your lender? You know, was there something that I can help you with that? You know? Or like, if they're talking to an attorney, just be like, hey, are you still in touch with your attorney? You know, I just want to let you know. You know that. You know you just have a few more days now.
Joseph Marohn:Yeah, that's a good point, because I never just text them and say, hey, just following up. I never say that. I'm always trying to be, you know, I'm always trying to bring value to them in every single text message, right? So they keep the conversation going because we're just saying, hey, just following up with you. Well, guess what? You sound like everybody else. So you want to separate yourself, right, you want to?
Nita Patel:separate yourself. Yeah, just just keep providing value, just keep asking if there's anything that they need, and then, of course, towards the end, you have to start being real, you know, with them. Like, let's just say there's like a week left, and you have to be like hey look, there's a week left. You know, if you don't do anything then it's going to end up going to auction.
Joseph Marohn:You know, then you're going to start being real. I agree with you. Is there any stories that you could share with us here today? That, yeah, where you helped a homeowner and it also turned into a win for your business?
Nita Patel:Turned into a win for my business. They're all wins, right, like it's always, you know, well, I wouldn't say always, but most of the time it's like a win-win situation, right, like we're helping the family avoid a foreclosure and you, you and you get to buy the house. You know, and like. The times when it's not a win for us is when you know we have spent the money and for whatever reason, you know they, they save the house, they want to keep the house or they ghost you. You know, then you're losing that money, right, and that time and energy that you have spent into this. But it's okay, right. The more people you help out, the more that you know the universe is going to bring back to you.
Joseph Marohn:Absolutely, and I've actually helped a homeowner where I didn't get anything from it. I stopped the auction for them and then, you know, they just went on with their business. But then they actually hit me up a couple months later and they're like, hey, look, I have somebody else that went through the same process. Can you help them? And they ended up turning into a deal. So sometimes you know those situations where you don't get nothing from it.
Nita Patel:They turn around and they turn into referrals.
Nita Patel:Right, so, or a video testimonial or some sort, you know right there, or like, of course, you know like, help them as much as you can and then not everyone can spend the money, so spend as much as you can. I wouldn't say like go out there and start, you know, spending. You know $500, $1,000. Or start buying groceries. You know like, start with maybe $50, you know like sometimes we buy groceries for the homeowners but then I'm not expecting anything back. If you're helping them, don't expect anything back because they may not sell to you or you may not get to buy the house.
Joseph Marohn:I agree. Now, what's one piece of advice you wish you'd received when you first started working in pre-foreclosures?
Nita Patel:To be patient and to be empathetic. No one obviously taught me that it was all about just buying houses with high equity, you know, and making the big bucks. But there's a lot that goes into it, you know. You have to be empathetic.
Joseph Marohn:Yeah, I agree, you got to actually care about their situation, right, right, definitely.
Nita Patel:Yeah, you genuinely have to care, you know.
Joseph Marohn:Now, what's the most fulfilling part about of helping homeowners in pre foreclosures for you?
Nita Patel:The most fulfilling is, you know, seeing them. You know, like, do something with these houses. You know when we're able to help them. You know, and like, just seeing that they're not going to have a foreclosure you know on their record and they're, you know, going to be able to, you know, purchase again in a few years. You know, like they don't have to wait the seven, eight years. So I think that's the most fulfilling. You know, and a lot of times, like after the closings we have, you know, families that you know come and hug us and be like thank you so much. You know you were the one, you know, who stayed consistent and you showed up at our door when you know, most of the people just sent us letters and mailers, you know, but you showed up. So a lot of people appreciate that you know when you're just showing up.
Joseph Marohn:Yeah, that's so awesome. Now, I know obviously you can only cover so much material in a one hour episode on a podcast, where you can't cover everything, but is there anything that you feel like any? You know, beginners getting started in this space that you know we didn't cover here today? That should be important to know work on your mindset.
Nita Patel:You know when, when you're starting out, you know, like, um, while you're working on the mindset also, you know do the work. You know go out there, start talking to the homeowners, whether it's door knocking, cold calling. You know do, do both at the same time. You know apply, you know what you're working on.
Nita Patel:You know like, as far as mindset, into the, into the business you're going to have to work on your mindset, you know, look, because I didn't work on my mindset for three years and I was stuck. But once I started working on my mindset, that's when I started doing more deals. So know that mindset is huge, you know, to your success.
Joseph Marohn:Yeah, I agree, and sometimes you know, you may not even think it's an issue, but it's really. You're just being in denial, right. So having a you know, a good mindset in this business is very important. So I strongly agree with you right there. So good, good point on that.
Nita Patel:Yeah.
Joseph Marohn:Well, Nita, it's been an absolute honor having you on the podcast. You dropped so many golden nuggets here today. We're lucky to have someone like you in the community that's always helping others and leading with value. I've learned a ton from you over the years and it's so awesome to see you getting the spotlight and recognition you deserve. I can't wait to watch you crush it on squad up. That's amazing this year and I'm proud to call you a friend, so thank you so much for being here today.
Nita Patel:Thank you so much, joseph, for giving me the opportunity to you know, talk about painful closures and share my story. You're also you're also a great friend.
Joseph Marohn:Thank you. I appreciate that. Now, Nita, where can people get ahold of you?
Nita Patel:Yeah, they can find me on Instagram. My Instagram ID is at Sharma NitaPatel, or they can find me on Facebook. My name is Nita Patel and just search for me with that name and you'll find me.
Joseph Marohn:Awesome. Now, if you guys are finding value from this podcast, don't forget to show your boy some love. If you like what we're bringing you, don't forget to subscribe. It helps us continue providing value to others by reaching a broader audience. We're out here to serve, learn together and help as many people as possible. It helps us continue providing value to others by reaching a broader audience. We're out here to serve, learn together and help as many people as possible. Make sure to also smash that like button and drop a comment down below letting us know what your biggest takeaway from today's episode. Appreciate all the continued support and, guys, stay tuned, because we're pumping these episodes out every two weeks. I got some awesome topics and guests coming up next that will change the entire way you do business. You definitely don't want to miss out. Best believe, I'm going to keep bringing you that fire Peace. Thank you, nita.
Nita Patel:Thank you. Bye Joseph, Thank you.