Avg Home Value
$3.2M
Beverly Hills 90210 · Zillow ↗
Price / Sq Ft
$1,100
BH luxury tier · Redfin ↗
Absentee Owners
38%
BH area · Census ↗
High Equity Props
61%
>50% equity · ATTOM ↗
30-Yr Fixed Rate
—
Loading live rate... · FRED ↗
Jumbo Rate Est.
—
Typically +0.25–0.5% above conforming
Live data: Mortgage rate loads from the Federal Reserve (FRED). Click any metric card to view the source data. Property values, equity, and ownership data are updated quarterly from Zillow, Redfin, and public records.
Primary Target Zip Codes
90210 — BH Core90211 — BH Adjacent90212 — Century City90024 — Westwood90077 — Bel Air90046 — Hollywood Hills90049 — Brentwood91436 — Encino
Best corridor: Absentee owners in 90210, 90024, 90077 — held 10+ yrs, 60–80% equity, not listed.
Market Conditions
Low inventory — seller leverage
BH active listings 30–40% below 2019 levels
Luxury tier less rate-sensitive
Equity repositioning beats refinancing
Out-of-state ownership rising
TX, NY, FL buyers — absentee pool growing
Hold-and-refi replacing flip strategy
DSCR loans and cash-out refi trending up
Dual License Advantage — Agent + MLO
Agent commission: 2.5–3%
On $3M sale = $75K–$90K
On $3M sale = $75K–$90K
MLO origination: 0.5–1%
On $2M jumbo = $10K–$20K
On $2M jumbo = $10K–$20K
Combined per deal:
$85K–$110K
$85K–$110K
TAM — US Luxury
$420B
Annual market
SAM — CA Investor
$38B
CA luxury + BH area
SOM — Year 3 Goal
$12M
Agent + MLO GCI
Market Funnel
US Luxury RE
$420B
100%
CA Share
~$110B
26%
LA Metro
~$42B
10%
BH / Westside
~$14B
3.3%
Investor Segment
~$5B
1.2%
Revenue Path by Year
Year 1 — Foundation
3–5 deals. Goal: $300K–$600K GCI
Year 2 — Reputation Build
8–12 deals. Goal: $900K–$1.5M
Year 3 — Scale
15–20 deals. Goal: $2M–$4M+
Why Dual License = Compounding Advantage
Most agents refer the mortgage out and lose $10–20K per deal. You hold both levers. On a $3M sale where you also originate the $2.1M jumbo — combined take is $80K–$110K. One deal a quarter = $320K–$440K/year before referrals or repeat investors.
Profile A — Portfolio Investor
| Owns | 3–12 properties, BH / Westside |
| Held | 10–25 years, major appreciation |
| Equity | 60–85% across portfolio |
| Pain point | Equity locked, needs repositioning |
| Hook | "Your portfolio likely has $2–4M in repositionable equity" |
Tone: Never say "sell." Use reposition, leverage, optimize.
Profile B — Single High-Equity Owner
| Owns | 1 property, $2M–$5M value |
| Held | 8–20 years, bought pre-2015 |
| Equity | 50–75% |
| Pain point | Unaware of current market value |
| Hook | "The market may have moved significantly since you purchased" |
Tone: Neighbor / personal — curious and helpful, not pitch-y.
Where to Find Them
| Source | What to Pull | Filter | Cost |
|---|---|---|---|
| TitlePro247 | Absentee batch export by zip | Pre-2015 sale, no active listing | Included |
| CRMLS Realist | Absentee + equity filter | Equity >50%, SFR + multi-unit | Included |
| PropWire.com | Distressed + absentee list | High equity, no listing | Free tier |
| TruePeopleSearch | Skip trace phone + email | Owner name + city | Free |
| LA County Assessor | Bulk ownership data | Mailing ≠ property address | Free |
Weekly Email Goal
50
Cold outreach
Reply Rate
3–6%
Luxury cold avg
Reply → Meeting
25%
With follow-up
Meeting → Deal
15–20%
Investor close rate
4-Step Outreach Sequence
Day 1
Email — cold intro
Equity repositioning angle. Portfolio = portfolio language. Single = neighbor tone.
Day 4
LinkedIn — connection request
"Wanted to connect — I sent you a note about your property last week." No pitch.
Day 8
Email #2 — one-liner follow-up
"Wanted to make sure this didn't get lost — happy to share the comp analysis."
Day 14
Text / Call
"Hi [Name], Shiva Tamara — local agent/MLO. Sent notes about [Street]. 5 minutes?"
Monthly Funnel
Identified
200/mo
200
Contacted
150/mo
150
Replied
6–9
~8
Meeting Set
2–3
~2
Closed
1/Q
1 deal/quarter × $75K–$110K = $300K–$440K/year from cold outreach alone.
AI Outreach Script Generator — Proven High-Converting Frameworks
📧 Email Templates — Proven & Ready to Send
📞 Phone, Door Knock & In-Person Scripts
Door Knock — Distressed / Abandoned Property
"Hi — sorry to bother you. My name is Shiva Tamara, I'm a local real estate agent with Beverly Hills Financial Group. I was walking the area because I work with investors specifically looking for properties in this neighborhood.
I'm not here to pressure anyone — just wanted to introduce myself in case you'd ever be curious about what the market is doing right now. A lot of owners in this area don't realize what their property is worth today.
Would you mind if I left you my card?"
I'm not here to pressure anyone — just wanted to introduce myself in case you'd ever be curious about what the market is doing right now. A lot of owners in this area don't realize what their property is worth today.
Would you mind if I left you my card?"
If they ask about the investor: "They pay fair market — sometimes above — because they buy for location, not condition. The house doesn't need to be perfect."
If they say they're not interested: "Totally understand — I'll leave my card in case anything changes. Markets move fast in this area."
If they say they're not interested: "Totally understand — I'll leave my card in case anything changes. Markets move fast in this area."
Cold Call — Property Owner
"Hi, is this [Name]? Hi [Name], my name is Shiva Tamara — I'm a licensed real estate agent and mortgage loan originator with Beverly Hills Financial Group. I'm calling because I work with investors who are actively looking for properties in the [area] area, and I came across your property on [Street].
I know this is out of the blue — I'll keep it brief. The market has moved significantly in your area over the past few years, and I wanted to reach out personally before any of my other clients do. Would you be open to a quick 5-minute conversation about what your property might be worth today?"
I know this is out of the blue — I'll keep it brief. The market has moved significantly in your area over the past few years, and I wanted to reach out personally before any of my other clients do. Would you be open to a quick 5-minute conversation about what your property might be worth today?"
If they say they're not selling: "I completely understand — I'm not calling to pressure you into anything. I just want to make sure you have the information when the time is right. Would it be okay if I sent you a quick market update for your area? No strings attached."
Open House — Agent Intro (MLO positioning)
"Hey — I'll keep it quick because I know you're busy. I'm Shiva Tamara, I'm a mortgage loan originator based in Beverly Hills. I work with a lot of agents in this area and I'm not here to step on any toes — I know you have a lender you trust.
I just wanted to be a face you recognize. If you ever have a buyer who gets declined somewhere else or a deal that gets complicated on the financing side, that's where I specialize. I've saved deals that most lenders walk away from.
[Hand card] — Everything's on there. Good luck today — hope it's busy."
I just wanted to be a face you recognize. If you ever have a buyer who gets declined somewhere else or a deal that gets complicated on the financing side, that's where I specialize. I've saved deals that most lenders walk away from.
[Hand card] — Everything's on there. Good luck today — hope it's busy."
Voicemail — Cold Property Owner
"Hi [Name], this is Shiva Tamara calling from Beverly Hills Financial Group. I'm a local real estate agent and mortgage specialist — my number is [your number]. I'm reaching out because I work with investors actively looking in your neighborhood and I wanted to connect personally. I'll also follow up with a quick email. Again, Shiva Tamara, [number]. Have a great day."
Key: Keep voicemails under 20 seconds. Leave your number twice. Send the email within 30 minutes of leaving the voicemail.
Objection Handlers
"I'm not interested in selling."
"I completely understand — I'm not here to push you into anything. The market has just moved significantly and I want to make sure you have the numbers when the time is right. Could I send you a quick market update for your area?"
"I completely understand — I'm not here to push you into anything. The market has just moved significantly and I want to make sure you have the numbers when the time is right. Could I send you a quick market update for your area?"
"I already have an agent / lender."
"That's great — I'm not here to replace anyone. I just want to be a resource if your situation ever changes or if a deal gets complicated. Would it be okay to stay in touch?"
"That's great — I'm not here to replace anyone. I just want to be a resource if your situation ever changes or if a deal gets complicated. Would it be okay to stay in touch?"
"How did you get my number?"
"Public property records — I work with property data as part of my research for investor clients. I apologize if this caught you off guard. I'll keep it brief."
"Public property records — I work with property data as part of my research for investor clients. I apologize if this caught you off guard. I'll keep it brief."
"What's my property worth?"
"Great question — I'd need to run a proper comp analysis to give you an accurate number. Could I email you a market report for your specific address? Takes me about 24 hours to put together."
"Great question — I'd need to run a proper comp analysis to give you an accurate number. Could I email you a market report for your specific address? Takes me about 24 hours to put together."
Month 1 — Build the List
Pull TitlePro absentee list
200 targets across 90210, 90024, 90077
Skip trace all contacts
TruePeopleSearch — mobile + email per name
Load into YAMM spreadsheet
Tag A (portfolio) vs B (single)
Send first 50 emails
Portfolio owners first — higher avg deal size
Month 2 — Work the Replies
Follow up every reply within 2 hrs
Speed = seriousness at luxury level
Attend 2 open houses / week
Build agent referral network
Update LinkedIn headline
"Luxury RE Agent + MLO | BH Financial Group | Investor Specialist"
Send comp analyses to hot leads
1-page scenario — prepared, not salesy
Month 3 — Close & Repeat
Convert 1–2 leads to meetings
In-person or video — luxury clients notice
Ask for referrals at every close
"Who else owns property they haven't reviewed recently?"
Cross-sell MLO on every deal
Offer to compare rate / terms. One win changes everything.
Restock list — repeat
Pull 200 fresh targets, run sequence again
The Compounding Flywheel
Every investor who closes with you is a referral node. One BH luxury investor typically knows 5–10 others. Your goal isn't just closing deals — it's closing the kind of deals that introduce you to the next 10. That's how a single agent builds $2M+ GCI within 3 years without a team.
Weekly KPIs
| Metric | Weekly | Monthly | Why It Matters |
|---|---|---|---|
| Emails sent | 50 | 200 | Pipeline input — everything starts here |
| Replies received | 2–4 | 8–15 | Signal of list + email quality |
| Follow-ups sent | All | All <24h | Speed = trust at luxury level |
| Open houses attended | 2 | 8 | Agent network = referral pipeline |
| Meetings booked | 0–1 | 2–3 | The money milestone |
Reel type
Platform
Keyword trigger
Custom angle
Trending topics
Rate buydowns 2025
LA housing shortage
FHA loan limits up
Rent vs own LA
Cash offer myths
First-gen buyers
DSCR investor loans
Down payment assist
BH market 2025
Jumbo loan myths
Choose a reel type and click
Generate Script.
Generate Script.
This Week's Content Plan
Plan posts + get AI-generated trending ideas for each day
Trending Right Now — LA Real Estate
AI-generated trending angles updated on demand. Click any to add to your calendar.
Buyers
The 3% down payment most LA buyers don't know exists
High engagement · Myth bust format
Investors
Why Beverly Hills absentee owners are sitting on untapped millions
High saves · Hot take format
Market
LA rent vs mortgage — the real numbers in 2025
High shares · Comparison format
Weekly Rotation Strategy
| Day | Type | Purpose | Keyword |
|---|---|---|---|
| Monday | Myth bust | Corrects false belief — high share rate | TRUTH |
| Tuesday | Real deal breakdown | Anonymized real numbers — drives saves | DEAL |
| Wednesday | Comment trigger | Lead capture — DM funnel | CALC |
| Thursday | Process explainer | Demystifies buying — builds authority | HOW |
| Friday | Hot take | Controversial LA truth — highest engagement | Comments |
How this works: Searches Reddit, Craigslist, BiggerPockets, Zillow, and public sites simultaneously for motivated buyers, sellers, and investors in LA. Results display directly here — click any result to open it and respond. Powered by Google Custom Search.
Quick Search Templates — Click to Run
How this works: Each button opens a precision Google search targeting people actively looking to buy, sell, or invest in LA. Results open in a new tab filtered to the past week. All sources include Reddit, Craigslist, forums, and public listings.
Buyers — People Looking to Buy in LA
Renters ready to buy in LA
Reddit: tired of renting want to buy Los Angeles
First-time buyers asking questions in LA
Reddit: first time home buyer Los Angeles mortgage process 2025
People asking about down payment in LA
Reddit: down payment Los Angeles can I afford a home
People relocating to LA wanting to buy
Reddit: moving to Los Angeles looking to buy neighborhood advice
Craigslist — people seeking to buy LA
Craigslist wanted real estate homes in LA
Sellers — People Looking to Sell in LA
Inherited / probate properties LA
Reddit: inherited property Los Angeles probate what to do
FSBO — For sale by owner LA
Craigslist real estate for sale by owner Los Angeles
Out-of-state owners wanting to sell LA
Reddit: out of state owner Los Angeles property want to sell
Sellers asking about home value LA
Reddit: how much is my home worth Los Angeles thinking of selling
LA County probate court filings
Public court records — LA probate real estate estate sales
Investors — Off-Market, Refinance and DSCR
Off-market deals LA
Reddit: off market deal Los Angeles investor 2025
Fix and flip opportunities LA
Craigslist: fixer upper motivated seller as-is Los Angeles
DSCR loan questions LA
Reddit: DSCR loan Los Angeles rental investment 2025
Cash-out refinance questions
Reddit: cash out refinance Los Angeles investment property equity
Tired landlords wanting to sell LA
Reddit: tired landlord sell rental property Los Angeles
LA County tax delinquent properties
Official LA County tax defaulted property auction list
Custom Search
All searches open Google filtered to the past week — fresh posts only.
How this works: Export a list from TitlePro247 or your MLS as a CSV file. Drag and drop it here. The app reads the columns, maps them to your CRM fields, and imports all contacts automatically — no manual entry.
Drop Your CSV File
▦
Drag & drop your CSV file here
or click to browse
How to Export from TitlePro247
Step 1
Log into TitlePro247
Go to v3.titlepro247.com and sign in
Step 2
Run your search
Use Farm or Property Search — filter by absentee owner, zip code, equity %, last sale date pre-2015
Step 3
Export as CSV
Look for Download or Export button — choose CSV format
Step 4
Drop it above
Drag the downloaded CSV file onto the drop zone above and map the columns
Strategy: New agents with their first listing in 2025 are ideal referral partners — hungry, building their client base, and often without a trusted MLO. One good relationship here = recurring referrals for years.
Find New 2025 Agents with First Listings in LA
AI Outreach Message for New Agents
New Agent Referral Tracker
What to say: Congratulate them on their first listing, mention you work with a lot of agents in that area, offer to be a resource if they ever have a buyer who needs financing. Let the relationship build naturally.
How this works: Enter what you know about the person — name, job, hobby, something specific about them. AI writes a personalized DM opener that feels hand-written, not templated. Then track whether you sent it, they replied, and you followed up.
Build Your DM
Your Personalized DM
Fill in the details and click Write My DM
DM Tracking — Who You've Contacted
How this works: Pick a content category. AI analyzes what's performing best in your niche right now and rewrites it as your own angle — with your voice, your market, your credentials. Covers Reels hooks, carousels, and engagement posts.
What to Recreate
Generated Content
Select a category and click Generate
Instagram Stories are your highest-conversion content — people who watch your Stories are your warmest audience. This generates multi-slide Story sequences designed to build trust, create curiosity, and drive DMs.
Story Type
Your Story Sequence
Choose a story type and click Generate
How this works: These are the most searched and engaged keywords in real estate, mortgage, and LA lifestyle content right now. Use these in your captions, hooks, and hashtags to match what people are already searching for. Click any keyword to generate content around it.
🔥 Top Buyer Keywords — LA 2025
how much do I need to buy a home in LA
Very High
first time home buyer Los Angeles 2025
Very High
can I afford a house in LA on $100k salary
High
FHA loan Los Angeles requirements 2025
High
rent vs buy Los Angeles 2025
Very High
down payment assistance California 2025
High
rate buydown mortgage explained
Rising
Beverly Hills homes for sale under 2 million
Rising
🔥 Top Investor & Seller Keywords — LA 2025
DSCR loan Los Angeles investor 2025
Very High
cash out refinance LA investment property
Very High
off market real estate Los Angeles 2025
High
inherited property Los Angeles what to do
Rising
how to sell my house fast Los Angeles
High
jumbo loan Beverly Hills mortgage 2025
High
absentee owner Los Angeles high equity
Rising
fix and flip Los Angeles financing 2025
Rising
Generate Content From a Keyword
Selected keyword
How this works: Create a tracked link for any URL — your landing page, a listing, a YouTube video, anything. Every time someone clicks it, that click is logged here with the date and time. Share tracked links in DMs, emails, and posts to know exactly who is engaging.
Create a Tracked Link
Your Tracked Links & Click Log
Landing Page Analytics
Your landing page: app.shivatamara.com/guide.html
Share this link on Instagram bio, in DMs, and in emails. Every person who submits the form is automatically added to your CRM Contacts.
Share this link on Instagram bio, in DMs, and in emails. Every person who submits the form is automatically added to your CRM Contacts.