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Posted on: February 17, 2020

If you’re looking for a super affordable marketing medium to find the hottest deals, you can never go wrong with pay-per-click (PPC). However, while PPC is highly effective, you can end up wasting a lot of money if you don’t know how to use it properly.

Fortunately, today’s amazing guest will provide the much-needed guidance so you can use this superb marketing medium to your full advantage!

Tim Oppelt is the owner of Opp Real Estate and the brains behind Wholesaling PPC. In 2015, he left a lucrative job as a digital marketer and went into wholesaling full-time. To get ahead of the pack, he applied his digital marketing knowledge to find the hottest deals. Over the years, he has perfected his system and has used it to find ALL of his deals!

If you want to try using PPC or if you have been using PPC but you’re not getting the results you are looking for, you can’t miss this episode. Apart from sharing all the basics of PPC, Tim also shared many resources and tips so you can make PPC work for you!

Key Takeaways

  • What CBE means
  • How PPC works
  • Tips and tricks for those who would like to try PPC
  • How Google determines who gets the top ads spot
  • What quality score is
  • Top 3 things to keep in mind when doing PPC
  • 3 keywords to focus on when you’re still starting out
  • The importance of having a good website when doing PPC
  • Why you need to customise your website and make it stand out
  • Why a fast reply time is crucial
  • Resources he’d recommend to those who would like to do PPC
  • How people can get in touch and work with him

RESOURCES:

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Episode Transcription

Tom Krol:
All right guys, my guest today is someone very, very special that is hand-picked for you to get you deals right now, today, starting immediately. I am super stoked to have Tim on the line. Tim is a guy who came to me. He said, “Tom, whatever you’re doing for PPC, I can show you how to do it better.” I gave him a shot and I said, “Go ahead and prove yourself. Do it.” He came out of the gate. He was already helping other Rhinos, other Wholesaling Inc. students, get deals and I said, “Tim, come on into the fold. Show me what you got.” Well guys, he did. He put in a little system in place. It was super affordable. It was super effective and he’s a total rock star. I said, “Listen, I’m going to get you on the podcast and I want you to give your stuff away. I want you to share with our audience exactly what you did so that they can do it and they can implement it and they can find motivated sellers who want to sell fast for a discount.”
I’m really, really excited to introduce my guests to you guys. Guys, his name is Tim. He is in PPC and he does PPC for finding motivated sellers on the internet or I guess I should say, Tim, having motivated sellers find wholesalers on the internet. Is that a better analogy?

Tim:
There it is. Perfect.

Tom Krol:
Well, good. Well, good. Well, I’m glad to have you on the phone today and I’m really excited about this show. I’m going to hold your feet to the fire and force you to, I know you’re a go-giver anyway, force you to give away a whole bunch of stuff that people can implement to use to get deals from the internet, which is really, really exciting. We’re going to deep dive this guys, but before we do, I’ll tell you the exciting news is that wholesalers or homeowners who find you off of the internet are super motivated to sell quickly. There’s the highest conversion rate of all the other marketing channels. That means the ones who find you from the internet are most likely to sell at a discount, so very high conversion, super affordable, and we’ve got the expert of experts on the phone, Tim. Let’s do an introduction, Tim. Who are you? Where did you come from? How did you start? Then let’s get into the meat and potatoes.

Tim:
Thanks, Tom. I am super, super excited to be here. I just want to say that I appreciate everything that you’ve done. My background, I’m a wholesaler in Delaware and I’ve been wholesaling for four or five years. I remember before you blew up, before Wholesaling Inc., that you went on Periscope and I used to follow you on Periscope and I learned what a CBE was and that I was a cash buyer employee and that I had to change my ways. I got text blasting. I started following your advice and my business also improved significantly. I appreciate everything you do there, Tom. Can’t believe I’m talking to you here, so it’s super cool.

Tom Krol:
Well, it’s awesome to have you on, and I do remember Periscope. I was using that quite a bit back in the day. I love it. Yeah, it was a great platform. Then we started using other platforms, I think StreamYard and there’s another one now that we use. They just tell me what to do and I come in and do it, but I still love talking about the topics so that’s the key. Yeah. CBE guys, cash buyer employee, it’s tough. I’ll tell you, I was just in Kansas City at an event with Nathan Brooks and Mark De La Torre. There were about a dozen or so, maybe 18, Rhinos in the room.
I asked one of them, I said, “Hey, what’s the secret?” It was actually Gabe. I said, “How many deals have you done in the past year?” And he said, “60 deals.” I said, “You guys, watch this. How many cash buyers do you have?” He said, “2000.” That’s really the secret. The more cash buyers you have creating a feeding frenzy on the back end of your deal, the more money you’ll make per deal. So important to not get lazy on the back end of deals. You put so much hard work into finding the discounted properties, you really want to be able to buy them and resell them for a big portion. Finding discounted properties and then making money on the back end is just important or controlling that back end process. CBE, I love it. Great reminder for everybody. Okay. How did you get into PPC?

Tim:
Yeah, so that’s a great question. I moved to Delaware. I’m from New Jersey. I met my now-fiance there and we moved to Delaware. She went to grad school down there. Immediately out of college I needed to get a job and I was interested in wholesaling, but I was learning about it, maybe in the analysis paralysis zone. We ended up moving to Delaware and I got a job at Gannett, which is this big Fortune 500 company that own USA Today and stuff. They hired me basically in the digital marketing department that they had, which they’re a newspaper company, so obviously that sector was going downhill. Basically there I developed the foundation for what PPC was, SEO and a bunch of other marketing techniques they had there.
I was just being a fly on the wall and learning what they were doing. Fast forward, while I was doing that, I started out wholesaling. I did a couple of deals while I worked there and then I ended up, probably about four and a half years ago, they ended up laying me off, which isn’t a huge surprise considering it was a newspaper company but I was the only one who knew how to use a web browser there. Everyone was over 50. I don’t know why they did that, but basically at that point I decided I was going to burn all my boats and then go all-in. Right after that I went 100% all-in in PPC. It wasn’t perfect right away, but I tweaked it and I’ve been doing it ever since and most of my deals come from PPC and other internet marketing.

Tom Krol:
I love that. Easy peasy lemon squeezy. I will tell you that the way I was first introduced to Tim, and Tim Opplet is his name. I don’t know if I said your name in the beginning of the intro there, your last name. I will tell you guys, the way I found him was that there were other Rhinos who were using him successfully and affordably. One of the things I really like about Tim’s stuff is that it’s super affordable. All right, so let’s get into the meat and potatoes here. I know there’s a lot of people who they want to do PPC, they want to learn how to do it.
Why is your stuff so good? Why are you able to get my website in front of these homeowners? I know there’s things like keywords or advertising. What are some of the secrets that you’ve found? If somebody is sitting in front of a computer right now, they have a website, they’re a real estate investor, they’re a wholesaler. They want motivated homeowners to find them. What are some of the tips and tricks that they can use in order to get this to work for them?

Tim:
I guess it comes down to being able to understand how the wholesaling business works, right? Because there’s a ton of agencies out there. There’s a ton of people who know how to do pay-per-click. But I think the most important thing is understanding how motivated sellers think and what they search, right? I mean, there’s obviously a handful of keywords that we found are the most important ones.

Tom Krol:
Well, let’s talk about that because some people, they’re not even going to understand what PPC is or what is pay-per-click. Can you just give up, what is PPC and what do you mean by search term? What are we actually talking about here?

Tim:
Yeah. Okay. Let’s say you go to Google. You want to sell your home. That person might type in something like “we buy houses.” They go to Google and they’ll type in, let’s say they’re in Orlando and they’ll type in, “we buy houses companies in Orlando, Florida.” They go to Google just like you would Google Italian restaurants or whatever. You go to Google, you search it, and then in Google the top four results are the paid results. Then the rest of them are organic results, which you can rank for and that’s a whole ‘nother topic, but the top four results are paid results. Basically what happens is that-

Tom Krol:
Those are the ones that say ad, right?

Tim:
Those are the ones that say ad. Right. Yeah.

Tom Krol:
Okay.

Tim:
Those are the ones that say ad on it. The analogy I use for how it really works is, it’s like a sheriff sale. Okay? If you go to a sheriff sale, and basically what that is, is they’re buyers that they’re bidding on a property and they have to go put a deposit down, whoever wins have to go put a deposit down on the property or else they’re not going to be able to get it. PPC is actually very similar, where all your local competitors are bidding for that ad spot. Let’s say you and I are bidding to show an ad for the “we buy houses Orlando” keyword. You’re willing to bid $1 and I’m willing to bid $2. Okay? I’m going win that bid and my ad is going to be higher than yours.
That’s really how Google determines who is in a higher ad spot or not, and then you need to put a deposit down as well, which is proof that you can purchase the property and Google has their own way of proving that your ad is good enough to be there. They call it just a quality score. I’m not going to get too deep in the woods. We can if you want, but basically what a quality score is like a credit score where it’s Google’s score that measures how good your ad is. Because Google-

Tom Krol:
Okay, so-

Tim:
Yeah. Okay. All right.

Tom Krol:
Basically PPC, it stands for pay-per-click and it just means that essentially what it is, is a way to get your ads for your home buying website at the top of the page of Google.

Tim:
That’s it.

Tom Krol:
Okay.

Tim:
Boom.

Tom Krol:
Okay, perfect. Now let me ask you this question. It sounds like, because we’re getting into the weeds a little bit, do you need to be, in order to do this yourself, do you need to be a super coding computer science major expert or can basically anybody do this or somewhere in the middle?

Tim:
I would say it’s somewhere in the middle now. PPC is like fire. You can use it, but if you don’t understand it and you can’t control it, you’re going to get burned. Okay? You’re going to get the hottest leads from it, but I’m hesitant to say that anyone should just go in and start doing it because people can lose a lot of money that way. Because Google, the back end, the support they have, are all tricky and they’re designed to get you to spend money. You really do need to understand the nuances of the back end system in order to save yourself from burning a lot of money, I would say.

Tom Krol:
What would you say if someone’s listening to this and they’re just getting their feet wet with PPC, what are the top three things? If you had to put this in order and say, “Hey listen.” Someone’s going to go out and do this on their own, what are the top one, two, three things that you’d say, “Here’s what to watch out for, here’s what to make sure you do and here’s what to add an extra feature.” What would some of those things be?

Tim:
Yep, great question. First thing I would do, you set up a Google ads account. I would just focus on three keywords, three keywords to focus on. The majority of our traffic comes from basically these three keywords. It’s we buy houses. It’s sell house fast and cash home buyer. Those are the three that I would really focus on if you’re just getting started. It’s not that much to manage. I would start out with those in your account. The second most important thing is making sure you have a good website. I’m a big fan of Carrot. If you guys don’t know Carrot, they host websites for real estate agents and investors. We use them for our website just because they convert so highly the way the web page is designed. They do a lot of testing and stuff. Because you can spend money to drive traffic to your website but if your website is bad then they’re not going to reach out to you. You need to have a good website and start out with those three keywords. Those are the non-negotiables for PPC.

Tom Krol:
Okay, so we have the three keywords, number one. The first rule is when you are doing PPC on your own, don’t go and use a ton of keywords. Five, 10, 20. Just narrow down and hyper focus on those three keywords. That’s number one. Number two is use the Carrot website. Now I will tell you guys, I fully endorse Trevor. He’s not only just a personal friend, he’s an absolute expert. He has created, as far as I’m concerned, the only dedicated website to wholesalers and it is a Carrot. If you guys go to wholesalinginc.com/carrot, C-A-R-R-O-T, you get the best deal in the whole country for Carrot. We held them down, we tied them up and we said, “You’ve got to give our listeners the best deal in the whole country.” You get a very special deal if you go to Carrot through our website.
It’s www.wholesalinginc.com/carrot and it is the best in the country. If you’re going to have a website as a wholesaler, they already have figured out all of the SEO, which stands for search engine optimization stuff that you have to have on there, how to do the webpage, what should be on it, all that good stuff. It’s all done for you. Super affordable, super effective. It’s a lead machine. I also fully endorse Carrot and Trevor is also just an honest, wholesome, hardworking, rockstar business owner so is really cool. I mean, and when I found out he bought Carrot, the name, that was pretty cool. I remember reading that news, I was like, “Oh man, that is pretty awesome that he bought that. That must have been a hard domain to get.” All right, so we’ve got Carrot as the website. We’ve got those three keywords. What else would you say if somebody’s just getting into PPC, what would be another resource or tip or trick that you would give somebody?

Tim:
Well, after you get a Carrot website, it’s very important that you do customize it for your local market. All the people that we work with, they need to have a Carrot site, one, but even if they do, it needs to be customized a certain way. It needs to be very local. They need to have a lot of credibility. Testimonials, a really good About page, something that differentiates them from the market just because competition is getting more and more as the market has been better in the last few years. They really need to differentiate. It’s strange. I know we’re talking about PPC, but a huge component of it and one of the reasons why I think that I’ve been so successful with PPC, is that we really do emphasize how important the website is at converting all the traffic you’re paying for into leads.
So making sure you really emphasize customizing your website and making it stand out and making sure people trust you. Tom, I’ll say when, a lot of times when homeowners call me now, I can tell that they’ve already made the decision to work with me before we’ve even said one word to them.

Tom Krol:
Right. Absolutely true.

Tim:
Because they’ve seen all of our reviews, all of our videos, all that kind of stuff, and they already trust us before we even spoke to them. We didn’t have to sell them, we just basically have to set an appointment and it’s already a done deal. It’s extremely powerful if you do it right and pay attention to those factors.

Tom Krol:
Absolutely true. I would say the same thing is that once they go to our website and they’ve made a decision to contact us, they have, I would say of all marketing channels, it is the largest conversion rate as far as people have already made the decision. That is very true. I will tell you for us, the other little trick from the internet leads is that you have to really have a fast response time because the other thing that they’ve done is very often they are calling multiple people simultaneously. That’s something that we always have to always consider with PPC and SEO, the internet leads, you have to be very, very fast to respond. I don’t know if you find that also, Tim, but that’s I know something that we’ve come across.

Tim:
No. Yeah, 100%. I mean, I think for any marketing channel that’s super important but yeah, especially with PPC. Because it’s not like they have a bunch of postcards lying on their table. Maybe they do, but it’s very easy to search for competitors online. If they’re reaching out to you, they may be reaching out to other people. I will say though, if your website is 100% rockstar dialed in, then they’re going to be less likely to call other competitors. Maybe if they do, they still have already largely made up their mind to work with you. I think that goes a long way to differentiate yourself.

Tom Krol:
I agree.

Tim:
Not saying it’s an excuse not to call them back within five minutes.

Tom Krol:
Oh yeah. Or five seconds. Yeah, I agree. Absolutely. All right, well, so Tim, if someone is listening in and they’re like, “Hey, I want to learn all about PPC and how to do it instead of focusing on my wholesaling business,” which I wouldn’t recommend because I’m more of an ask who not how kind of guy. But if somebody is doing that, what would be a resource or online, offline, a book, a course, something that you took where if somebody wants a really deep dive how to do PPC themselves, what would you recommend as a resource or a service for them?

Tim:
Yeah, I would say there’s just a standard, honestly, advanced Google AdWords book. These books basically go into how Google works. Just the general language of it, understanding the dashboard and the language of PPC through Google. I know it’s like nothing’s makes sense. But it’s just really a Google AdWords book. There’s really not any super, very targeted in real estate investment PPC books that I’ve found to be really credible or useful.

Tom Krol:
Okay. Essentially just book research, which sounds boring for me. I love books, but I don’t know if I could read a book on PVC, but okay. All right, terrific. I love that. Easy peasy lemon squeezy. However, let me just ask you this. If someone wants to just cut through all the fat and just hire you directly to handle their PPC, how does that work? You guys, as soon as I found Tim, immediately after he came in, he was proved by the Rhinos and then he started to do my stuff and he got a steal so quickly. I was like, “You’re coming in officially into the training program.” How do they get ahold of you? Do we have a link?

Tim:
Yeah, very simple. Wholesalingppc.com. We are PPC for wholesalers, just for the Rhinos. Just for the Rhinos, for you Tom. Wholesalingppc.com. We work with just the tribe there, so check it out. We have all the information on it, reviews, what we do, how it works, all that kind of stuff. Then there’s basically a form you can just fill out. It goes right to us and then we’ll reach out to you for a call and see if we’re a good fit, basically. Either way we’ll give you some tips if you want to go do it yourself or we’re really analyze where you are in your business and if we think it’s a good fit. We do turn more people away than we accept just because PPC is not a great fit for everyone, and sometimes it is better for you to go do it yourself as well. We’re very honest about if it’s a good fit. But long story short, go to our website, wholesalingppc.com.

Tom Krol:
That is so great that… You know what I love about this interview the best? Is that I don’t know any of this stuff because the team is behind the scenes doing it. I think it’s really impressive to see this all happening without me. We find a great guy who does PPC, he comes in, he helps. When you say, “Hey, let’s get him out there and have him teach PPC or offer that.” I have nothing to do with it. I think that’s great. That’s really cool that you have this website already and we’re already all working together. That’s awesome. I love it. It’s wholesalingppc.com. I just went to the website. Tim’s face is right on there. Good looking guy. Yeah, I can tell you guys, super effective. Super affordable, which is so important. I just want to talk about that for a minute because a lot of PPC companies, I know myself included, I’ve worked with people or organizations and it was very expensive and I always said, “Oh, it’s good, but it’s so pricey.” But yours is so affordable.
Can you tell me a little bit more about that? Why is it affordable? What’s going on? Are other people just overcharging or is your service lacking in some way? What is the deal?

Tim:
We just give terrible service, Tom. That’s what [crosstalk 00:19:22]

Tom Krol:
That’s it. That’s what it is.

Tim:
It’s a secret. No. A couple of things. One, I do consider that our competitors may be overcharging, but here’s the secret. We focus just on wholesalers and that makes it easier for us to provide our service cheaper. I’ll explain what I mean.

Tom Krol:
Beautiful. Well, I got to ring the victory bell for that.

Tim:
Boom. Boom.

Tom Krol:
I’ll tell you guys, this is the whole secret to life, or I would say the secret maybe to life, but definitely to businesses. The ONE thing by Gary Keller. I mean, all the books, all the men and women who came before us, laser-focused, become great at one thing. Everything becomes more scalable, everything becomes better, your service becomes better, the customers are happier. Oh, laser-focused. One thing. I love that answer. Great answer, but go ahead. You can explain it.

Tim:
And The Pumpkin Plan. I love that book too. One thing in The Pumpkin Plan-

Tom Krol:
Oh, The Pumpkin Plan. Mike Michalowicz. I had him on the show.

Tim:
Great.

Tom Krol:
He’s a sweetheart. I love him. It’s great.

Tim:
Great books.

Tom Krol:
Absolutely.

Tim:
Awesome. Yeah, so we do just PPC for wholesalers. The good thing is that I have my own wholesaling business. I still do it actively. It’s still my bread and butter. It’s what I focus on. These systems were designed for me originally, for me to profit off of them. What we do basically is duplicate our system for other investors in the country. We obviously localize it for their market. Every market’s a little different, but because we are wholesalers and we’re already doing it ourselves, I think that makes it a little more streamlined for us to be able to provide the service. We’re not reinventing the wheel every time and we’re already profiting from it ourselves, so maybe it allows us to keep our margins a little bit lower, as well. I think it’s a combination of we’re doing it ourselves and it’s very streamlined. I mean, we force all of our clients to use Carrot. We’re very familiar with the back end of it so we just try to keep things simple. It minimizes our time and makes us more efficient, which makes us cheaper.

Tom Krol:
I got to tell you, I love that answer too. It’s so true. Something that happens in the coaching world is, one of the great debates that always gets heated is whether or not the coach has to actually do what he or she teaches. This is something that there’s a lot of conjecture and back and forth and people are up there pontificating about this and that. It’s so funny that get into those discussions with other coaches. I will tell you, and people will bring up other coaches who are great coaches who don’t do what they teach and then the argument ensues. But I will tell you as a coach myself or somebody who is in that arena, I tend to feel that… I think one of the strengths of Wholesaling Inc. is that Cody and I and Brent Daniels and Chris Arnold and now Lauren Hardy, which is amazing, we’re wholesaling virtually. We are in the business.
We started wholesaling. We’re doing wholesaling. But I will tell you, I think it gives you a great advantage to really stay number one up to date, to know what works, not just in your head by regurgitating information that you’ve learned, but just in your belly to know, “Hey, if I do this and not that it’s more effective. I can measure those KPIs myself.” I really think that there is a huge advantage to doing it yourself and then coaching it. Maybe not forever, but certainly when you first get started. I agree. I love that answer. I think it makes you cutting edge. It also, not only does it give you the upper hand to help other people, but it gives you a different perspective or insight when you know something in your belly rather than just something you’re learning and then asking other people to implement.
Yeah, I’m with you 1000% on that one. I know I’m going to get some heat. I’m just waiting for, after this podcast drops, to have phone calls from coaches who are like, “Yeah, but what about this guy who ran a marathon and his coach was in a wheelchair and he never did it?” Or “What about this guy who ran a marathon and his coach was overweight and wasn’t a runner?” All of that. I’m sure I’m going to get some heat for that, but that’s okay. Awesome. All right, so if they want to get ahold of you, Tim, it’s wholesalingppc. Pay-per-click. It’s wholesalingppc.com.

Tim:
You got it.

Tom Krol:
Tim is officially an affiliate with us, so we endorse him fully. If you buy his PPC service, we benefit from that so I want to put that out there so everybody knows that. But we really love him. We like him. He’s a great guy. He’s honest. He’s hardworking. He’s super affordable. Most importantly, the service works. It’s worked for me. It’s worked for other Rhinos. We are honored and happy to support you out there, Tim. You’re doing great things in the PPC world. Thanks for everything you do, man. Thanks for shedding a little bit of light on this confusing PPC topic, which I don’t have any interest in other than the fact that it gets us a lot of deals, which is great.

Tim:
Yeah. Yeah, no, it’s definitely misunderstood and misused, I think, by a lot of people. I’m happy to help provide any type of insight into it, things to watch out for. When I first got started even I blew a lot of money and I had to learn along the way and I don’t want that to happen other people, so we’re definitely here to help out. We understand the struggles of wholesaling, the pain points of different marketing channels. Really, another reason why we are cheaper is just, it seems like a lot of the other PPC companies out there are charging an arm and a leg and just as being your typical, I’ll say typical wholesaler, we need certain returns. We’re putting out money every month and it’s not always easy to do.
I’m sure the people listening, they’re spending two, four or five grand a month. It’s not always easy to do that. We understand that as wholesalers. That’s why I made it super intentional to be as affordable as possible because we know at the end of the day, ROI is what matters. We want more of your money to go to the marketing and really not to us, so really we’re charging as minimum as I can to stay in business because ROI is the most important thing.

Tom Krol:
Awesome. Awesome. Easy peasy lemon squeezy. Well, I love it. Tim, you’re a sweetheart and a great guy and I appreciate you spending time with us today to discuss PPC and you made a boring topic somewhat palatable so that people would listen.

Tim:
I tried.

Tom Krol:
Thank you. Thank you for that. I am looking forward to hearing all of the Rhinos. I know you’re already working with Wholesaling Inc. students, but even our listeners. As you get more people who are doing deals from using your service, let me know and we’ll interview them on the podcast or you and them together. I think that would be a great idea. Let’s hear their stories about deals and how they came in and we’ll go from there. Until next time, my friend.

Tim:
Thanks Tom. Man, I appreciate it.

Tom Krol:
Absolutely.

Tim:
I’m excited to work with you.

Tom Krol:
Absolutely, brother. Have a great day. We’ll talk to you soon. Awesome. You guys, that was Tim Opplet from wholesalingppc.com. He is a rock star. His stuff is so effective and so good. I was so excited about this interview. I recorded it this morning so I was excited about it this morning, even though I know Darren, whose voice you always hear on this podcast, is going to give me a hard time for saying morning on a podcast show. But I was excited. Tim is a great guy and I’m excited to see how many deals he is going to find for you guys. Keep us posted. Keep Tim posted as he finds you deals using the website and his service and we’ll have you on the podcast to discuss it. I’m really excited about that. Guys, enjoy the day. God bless, everybody. Be safe, work hard, and we’ll talk to you soon. Bye-bye.

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