One buyer per market. Your cost per lead in writing.

Your account reports one thing back: a form got filled. That is the only thing it is scored on. So the algorithm does what you would expect. It finds more of the cheapest form fills available, and none of that has anything to do with whether the lead became a contract.

That is why your cost per deal goes up as your budget goes up, and why the third month always feels worse than the first.

What I do is close the loop. The ad click is carried through to what actually happened to that lead and sent back to Google with a value on it. The account stops buying cheap form fills and starts buying the ones that turn into contracts.

Most investors pick a market because they live in it, set a budget because the number felt about right, and judge the account on how many form fills came back.

• Monthly search from people who have already decided to sell, not people working out who buys houses.
• How much of that auction is holdable at a budget you would genuinely fund.
• What that becomes at your conversion rate and your close rate.
• Then the question almost nobody asks: how many acquisitions could you work in a month with the people you have?

One of those two is always the constraint. If it is your market, more budget does not help, and I will tell you that instead of taking the work.

A lot of buyers I talk to are entirely outbound. Cold calling, mail, driving for dollars, list after list.

It works, and it has one problem. It scales by hiring. You want twice the deals, you need twice the callers, and a caller costs the same every month whether or not anybody sells. Meanwhile the people already searching for a cash buyer in your county tonight cannot find you.

I build the whole thing from nothing. Page, tracking, lead capture, campaign. This does not replace what you are doing. It sits underneath it and it does not need a person.

Two buyers in the same auction bid each other up. Their cost per click rises. And because agency fees in this trade carry a percentage of media, the agency earns more when it happens. That is a conflict the agency created, and neither client can see it unless somebody tells them.

I measured that happening between two of my own clients, wrote the rule against myself, and put it in the agreement. It gets audited monthly and it costs me deals in areas I already cover.

A market here is not a metro or a state. It is however much seller demand you can absorb, drawn to the capacity we work out on the first call.

First, you pay media only. I do not invoice until the tracking loop is live and you have ten leads in hand. That is usually around day 70, so for the first two months you are paying Google and nobody else.

Then a floor, and which floor depends on your budget. Under $10,000 a month of media I guarantee a number of leads, taken from your own market sizing at a discount to it. At $10,000 a month and above I guarantee a signed contract, because at that spend the arithmetic expects two and promising one is covered twice over.

Miss either and I keep working and stop invoicing until I hit it. A lead means a completed form or a phone call from a homeowner about a property inside the buy box we agreed, and it is defined in the agreement before you sign.

• You fund the media at the level we agree for the full 90 days.
• Every lead gets a first call attempt inside 15 minutes in your business hours.
• I get access to whatever holds your lead outcomes, because the loop has to have something to send back.

If one of those slips the clock pauses. It does not void. I am not looking for a technicality.

Under $10,000 a month of media I will not guarantee you a house, and I will show you why. That budget produces roughly 21 to 54 leads in 90 days, and at a normal close rate that is under two contracts. Promising one would mean the guarantee fires on your close rate rather than on my delivery, and I do not control your close rate. Above that threshold I will guarantee a contract, because the arithmetic supports it.

And I do not set appointments. I generate leads. Appointment setting is a different job and it needs setters. Better you hear that now than expect it in month two.

I am Andrzej Lipski. I have been in real estate since 2011. I buy residential property direct from owners, through cash, seller finance and creative structures, and I run paid seller acquisition for other buyers.

Fifteen years of funding marketing budgets and waiting on seller calls. That is why the offer is shaped the way it is.

Twenty minutes, nothing to sign up for, and it works whether you are running ads today or not. How to price your own market before you fund another month.

I will price your market against what you can actually work, and tell you what a lead should cost you. If your market is already taken, or too small to feed you, you will hear that on the call rather than after.