Millionaire Deal Maker
Day 4 Recap

Day 4 opened with a focused Q&A on recording memorandums of purchase agreement — how they’re notarized, filed, and what protections they create for the buyer. Bruce Sheehy walked through the mechanics of recording in his county, making it real and practical for anyone in a similar market.

Texas-specific deal structures drew extended discussion. The key insight for Texas investors: executing a lease and an option simultaneously creates a statutory limitation. Execute them separately — lease first, option later after first payment — and the limitation disappears. Lou also walked through Agreement for Deed mechanics under Texas law and the “give the deed directly” alternative that creates a 21-day foreclosure window if needed. Long-term purchase contracts with a two-year closing date and non-refundable earnest money rounded out the Texas toolkit.

Lou also previewed the upcoming bonus session schedule — all open to MDM attendees — and introduced the $10 House Profits system: an advanced trust-based strategy for acquiring heavily upside-down properties through assignment of litigation rights. Lou suggested watching The Big Short and 99 Homes for the backstory on how these opportunities still exist in the market today.

This was one of the most talked-about sessions of the entire event. Kathy Kennebrook, a 27-year investor and direct mail specialist from the west coast of Florida, delivered a presentation that was equal parts inspiration and practical instruction.

Her story is unforgettable: after 20 years in banking and barter (80-hour weeks, 100,000 miles a year), she spent $13,000 on real estate courses — and did nothing with them. Then she found a property, structured a deal around a round-robin auction on a home the neighbors called haunted, and walked away with a $51,635 profit, zero rehab. Her boss fired her the next day. Her husband quit a month later. That was the beginning.

The numbers Kathy shared from a single campaign were hard to ignore: 2,500 letters mailed over 12 months, 160 leads, 12 properties purchased, total cash and equity of $523,000 — against a mailing cost of $2,200. The results compound with each subsequent mailing to the same list: first mailing averages 5–6% response; second mailing to the same list typically hits 7–8% or more.

A golden nugget Kathy shared that most investors overlook: Spanish-speaking homeowners. Print your letter in English on one side, Spanish on the other. Use a bilingual answering service for incoming calls and a real estate interpreter for appointments (now standard at most title companies). This is an underserved market segment with less competition — and significant deal flow.

Student results were just as compelling. Sandra in Flintstone, GA sent 101 letters, got 2 responses, made 1 deal — a $35,000 wholesale. Steve in Ohio sent 500 letters, bought a 4-unit, wholesaled an 8-unit for $30,000, and picked up a flip — all with responses that came in over 12+ months. Direct mail has a long shelf life. Responses can arrive years after the original mailing.

The Marketing Magic system Kathy offered to MDM attendees includes 15 complete campaigns, 24 additional techniques, tracking charts, recorded seller phone conversations, and a USB-plus-manuals format. A Spanish Forms Upgrade adds fully bilingual versions of all materials plus personally penned robotic letter options (actual mechanical arms with a blue Bic pen — each number written differently, virtually indistinguishable from handwritten). Kathy’s 12-month personal consulting certificate via email was included as well.

If you’re considering adding direct mail to your marketing mix, Kathy recommends starting with a $300–500/month budget and building from there. The highest-motivation window for property tax campaigns is October through May in states like Florida, where tax bills arrive in November and delinquency penalties begin in April.

Bruce Beasley and Jenna Hoover unveiled WebWiz, the new AI-powered property search platform built directly into Street Smart investor websites. The room reaction said it all — “The WebWiz was eye opening,” wrote Michael Ramkissoon in the chat.

WebWiz draws on a billion data points across 100 million properties with 40 years of historical data, and it scores each property from 0 to 1,000 for likelihood of sale within 90 days. Lou’s recommendation: filter to 700 and above for the best leads. Chris and Brad Treganowan (Platinum members) reported a 90% conversion rate on 700+ scores in their small Idaho market.

WebWiz is available in three tiers — Plus, Pro, and Elite — added to your existing Street Smart website subscription. Chris and Brad moved from Tennessee to Idaho and used it to invest long-distance from day one. Their micro-mailing strategy: pull 500+ to start, then tighten to 700+ as results confirm the market. A 25-piece pre-foreclosure campaign in Lewiston, Idaho cost $72 total.

A Monday evening bonus session was scheduled specifically to walk through the software in more detail. If you missed it or want a refresher, reach out to the WebWiz team about recorded replays.

The afternoon brought live deal analysis that tied together four days of training into concrete examples. Kevin and Cynthia Shriver shared their HUD Home Store experience — 26 properties purchased since 2011, many at roughly 10 cents on the dollar compared to today’s values, financed entirely with private money (HUD requires cash; no banks, subject-to, or seller financing).

Neil’s postcard example showed the full CAHP marketing approach in action: BBB accreditation logo, Certified Affordable Housing Provider credential, a 24/7 recorded message number, and a referral offer on the back for people who aren’t ready to sell but know someone who is.

Lou walked through the full 10-step deal process from marketing and seller interview through comps, valuation, offer structuring, exit strategy, and closing — reinforcing that the system works across every price point. The totem pole concept placed Agreement for Deed in its proper place: below owner financing, above lease-with-option, a clean solution when direct ownership transfer isn’t the right fit.

Agreement for Deed key points: Seller retains the deed until paid in full. Buyer gets equitable interest. A recorded memorandum protects the buyer. If the buyer defaults, a pre-signed quit claim deed handles reconveyance cleanly. Title stays clear for resale — no need to clear title before putting a House Monster buyer in place.

The Purchase & Sale Agreement deep-dive recording is available to all attendees at millionairedealmaker.com/psa/index21.html — approximately two hours, line-by-line. Worth every minute.

Day 4 welcomed new members into the Certified Affordable Housing Provider family. Each brought a story that reflected exactly why this credential matters:

Elizabeth Tybor (upstate New York) — from a one-stoplight Amish farming community, she watched an infomercial in the 1980s, bought materials, and never used them. Attended other seminars and coaching programs over the years. Her verdict on the Street Smart system: “Most thorough structure and step-by-step details.” She became a great-grandmother the Thursday before graduation.

Rod & Stacey Yarger (Jacksonville, FL) — three grown daughters spread from California to Illinois to Texas, and grandchildren they want time to visit. Goal: make money while sleeping. “The wholesale treadmill has gotten old.”

Michael Ramkissoon (Snellville, GA) — upgraded to Titanium. Attended Lou’s events back in 2013, met the Shrivers, and never pulled the trigger. “Tired of the 9-to-5.” He came back, and this time he’s all in. His goal for the next year: $500,000 — and yes, he factored in the cost of an upcoming wedding.

The chat celebrated every certification with genuine warmth — “Welcome to the family!” from CAHPs, Platinum members, and coaches alike. That’s what this community looks like.

Lou closed Day 4 — and the main event — by recognizing the team that made MDM 2026 happen. It’s worth a moment to appreciate what goes into an event of this scale and depth.

Kevin & Cynthia Shriver served as MCs throughout the event, led private strategy sessions, and delivered Fast Track coaching. Dennis Gentile handled customer service and attendee follow-through with genuine care — Lou noted that no one would be in the room without Dennis. Paul Castillo supported CAHP operations and helped deserving families move toward home ownership. Helga, in Lou’s words, is “the glue that binds and makes things happen regardless.” Bruce Beasley not only unveiled WebWiz but kept the entire technical infrastructure running. Chelsea Zabala drove the Path to Home Ownership website reveal on Day 3. Vania kept Keap, Zoom, and web operations running smoothly behind the scenes.

You showed up for four days straight — nine-plus hours on the final day. Most people attending an event like this leave with good intentions and a binder they never open. You’re reading this recap, which already puts you in a different category. The system is in your hands. What happens next is up to you.

The four-day main event is complete, but the learning doesn’t stop. As an MDM 2026 attendee, you have access to the following bonus sessions:

Everything you need to keep building momentum is right here: