I'm Using Agentic AI to Close More Deals (Here's My System)

TLDR
Agentic AI is the biggest opportunity of our lifetimes. I use it for full underwriting, comps, skip tracing, analytics, mailing list prep, and CRM upkeep. It doesn’t replace your brain. You still set the buy box. But it eliminates the manual tasks that used to eat most of your day.

Table of Contents

The Four Controls of a Deal

I’ve been investing in real estate for over 15 years. 150 doors, $2 million a year in rent revenues, 300+ flips. For the last few weeks I haven’t been doing much except working with agentic ai, because the technology took a real turn for the better over the last month or two.

Once I caught wind of this, it became obvious that everyone needs to be on the ship. You should stop what you’re doing and spend as many hours a week as you can spend on learning and building these tools out. If someone tells you otherwise, they’re wrong. If there’s a tool that makes your life easier and takes out payroll and expenses, of course it’s going to be the thing everyone picks up.

I spend probably 100 hours a week on this right now. I’m not kidding. Once you get into it, you will too.

Every real estate deal has four controls:

  1. Getting the deal, meaning buying the house.
  2. The strategy, meaning what you do with it to monetize.
  3. The work, meaning managing the subcontractors and the project.
  4. The market, meaning selling it or renting it.

Today I’m only talking about the first one, because it’s the most helpful part and it’s far and away the most important. Get a great deal on the front end and everything else gets easier.

Step One: Define the Buy Box Yourself

Agentic AI is not going to help you with this. You need your brain.

The thing about AI is most people try to make it their brain. It isn’t. It’s a tool you program with the things you’ve already decided. You have to think about the foundation. You have to decide what you want. Then you have to tell it.

So you define your own buy box first. I’ve made plenty of videos on the nine steps I use to build a buy box. Once you have it, everything downstream gets filtered through it.

Then you market however you’re going to market. Real estate agents, wholesalers, or direct marketing yourself. Sending mail, running cold calls, whatever. But before you do any of that, you want the buy box locked in so you can say, “This is exactly what I want to buy. This is exactly what I want to spend marketing dollars finding.”

Key Concept
AI without a buy box is noise. The buy box is the thing that makes every downstream workflow useful. If you don’t have one, the AI will give you 500 leads that look impressive and almost none of which you’d actually buy.

The Full Underwriting Skill

Once leads are coming in, this is where AI gets really helpful. I’ve built a handful of skills, which are workflows the AI can run end-to-end, that I call the full underwriting.

The four pieces: underwriter, comps, skips, and analytics.

Comps

I send the agent an address. “I want to buy at 123 Main Street.” It already knows I’m in Chattanooga. It already knows what I consider a comp. I’ve made videos on that too, and those standards are loaded into the agent’s instructions.

It goes out, finds houses that fit my comp structure in my neighborhood, and pulls them back. Then it uses price per square foot to tell me what the house will be worth fixed up. Seconds, not hours. Right away I have my comps and I know what the house should sell for.

Skip

The skip agent goes out and finds the owner. Phone number, email address, Facebook, X, Google results, whatever is available. Finds out if the owner has other properties, because owners with multiple properties behave differently than owners with one.

Now I can get on the phone with them. If I was driving for dollars and saw the house, I’ve got the phone number in my pocket. If I already had them on the phone, I have all the context about the rest of their portfolio.

Analytics

This one pulls assessor records from the county: tax value, information about the house, permits filed. Then it goes to the register of deeds and pulls the string of ownership before whoever owns it now. And it flags anything sketchy.

If you’ve seen my other videos, I talk about DOA, which stands for dead on arrival, as the list of things that kill a deal before you even negotiate. The analytics agent looks for those specifically:

  • Zoning issues
  • Easements
  • Weird things on the title
  • Flood zone exposure

Now I know within seconds whether to pursue the property or pass. It might just suck, and I’ll give a lowball offer. Or there’s a title issue and I skip it entirely. Either way I save a lot of time and avoid deep-title surprises.

Pro Tip
A lot of what used to eat my time was the research you only do after you’re already interested in the property. Agentic AI front-loads it, so the research happens before you waste a conversation.

Marketing and List Management

I send mail, and right now that’s basically my only marketing channel. Send the same list out every month. It works.

But the prep used to kill me. Pull the records. Compile them. De-duplicate. Refine the list. Send it to the mail house. Massive manual work of moving data around on the internet, and that’s exactly the kind of job agentic AI should do.

I walked through my process with it once. Showed it exactly what I do every month. Now it just does it for me.

“Pull the records, run the process, prep it.” I don’t trust the output 100%. I still review before it goes out. But the labor is gone. That gives me hours back to do the things that actually require me.

The list itself, I’d never let AI build. How would it know what I know after 15 years? Maybe over time it learns some of that. But right now my list is based on my experience, my architecture. That’s the point: you set the architecture, AI runs it.

The Full-Beard CRM

I use Airtable as my CRM. I had the AI build it out exactly how I wanted.

Before, my CRM always looked like a guy trying to grow a beard. Spotty, patchy, some fields filled, some blank, some from six months ago. I’d start columns with good intentions and never upkeep them. Then I’d be like, “I don’t feel like building this out all the way.”

Now the AI fills every column every time. Rule. Full beard.

I talk to it through Discord, only because it works really well for that. I just say, “Hey, I just had this call with this person. Go listen to the call and update the CRM.”

The CRM gets upkept by the AI. I make the decisions. I go out and have the conversations. I do the sales. The AI handles the data hygiene that humans always skip.

What AI Will Not Do For You

Here’s where I draw the line.

AI won’t know what you know after 15 years of doing this. Not yet, and maybe not ever for your specific edge. Your buy box, your list criteria, your comp structure, your deal standards. Those are yours. You feed them in.

AI shouldn’t be the one making the sales calls. Don’t send out mass AI texts. Don’t use AI phone calls to sellers. That’s not what this is about. The whole point is: get the best leads in front of you, then you go have the conversations. You do the selling. AI does the moving of data on the internet.

Common Mistake
A lot of people try to turn AI into the salesperson. That’s a step backward. The value isn’t that AI replaces you in front of the seller. The value is that AI gives you more high-quality leads to stand in front of.

Companies are trying to black-box all this stuff. Easy to use, no idea how it works. One path is to just use the tools and ride the improvements. The other is to learn the underlying mechanics. Both paths work, but if you want to be techie about it, you need to put in the hours. If you watch YouTube videos on agentic AI, a lot of the creators are already old-school. They’ve been around since the start and they built up knowledge layer by layer. You’ll feel like you’ll never catch up.

You won’t feel that way in a year. Right now is the ground floor. This is the opportunity to understand how the biggest skill of our careers is put together, right from the start. Don’t sleep on it.

FAQ

I’m not technical. Can I still use this?

Yes. Start with the off-the-shelf tools. ChatGPT, Claude, or whichever agent product feels easy. Walk it through your comp process the same way you’d walk through it with a new hire. Over time, build up your instructions so the agent gets smarter about your specific buy box. You don’t need to code.

How do I set up my first agentic workflow?

Pick the most painful repetitive task in your week. For me it was list prep every month. Write out the steps you do by hand. Turn those steps into instructions for the agent. Run it once with supervision. Adjust. Run it again. Within three or four iterations you’ll have something that saves hours.

Should I automate contacting sellers?

No. Automate the research, not the conversation. The research is what eats your day and doesn’t require your voice. The conversation is where you win the deal and it has to be you.

What AI tools do you use specifically?

I’m not naming tools because the landscape changes week to week. What matters is the workflow pattern: define your buy box, let the agent run underwriting on incoming leads, you handle the sales and decisions. Whatever platform does that for you this month works.

How much time do I need to invest to get started?

Figure 10 hours of setup to get a basic underwriting workflow running. After that, a couple hours a week refining. You’ll save a lot more time than that in month one.