How to Win Corporate & Insurance Housing Contracts with Ruben Kanya

Summary

---

The Boostly Podcast: How to Win Corporate & Insurance Housing Contracts with Ruben Kanya

Host: Mark Simpson
Guest: Ruben Kanya
Date: September 14, 2025

---

Overview

This episode of The Boostly Podcast is a masterclass in breaking free from OTA (Online Travel Agency) dependency and unlocking lucrative corporate and insurance housing contracts. Host Mark Simpson welcomes Ruben Kanya, co-founder of Invested Escapes and a digital marketing expert, who reveals a strategic roadmap for short-term and mid-term rental property owners to secure stable, high-value business-to-business (B2B) bookings. The session combines actionable advice, tactical marketing strategies, data-driven insights, and engaging Q&A, empowering listeners to position their rental properties for long-term, profitable partnerships with relocation and insurance companies.

---

Key Discussion Points & Insights

1. Ruben’s Journey & The Shift to B2B (04:23–07:49)

• Background: Like many hosts, Ruben and his wife started with remote short-term rentals, lacking capital for extravagant amenities.
• The Discovery: Inspired by other hosts’ results, Ruben asked, “How could we get similar results with what we have?”
• Key Pivot: Transitioned from B2C short-term stays to B2B corporate and insurance bookings:

  “Follow the money… it was just our positioning that changed.” – Ruben (04:23)

• Results: Same properties, vastly increased revenue by targeting corporations and insurance agencies.

---

2. The Power of Niching Down in Mid-Term Rentals (MTR) (07:49–09:38)

• Host’s Observation: Mark connects Ruben’s journey to other industry voices spotlighted during the week—each found success by choosing and owning a niche (e.g., contractors, medical workers, insurance).
• Collaboration Over Competition:

  “When you flip from B2C to B2B… your network is everything. Collaboration is key.” – Mark (08:27)

---

3. Ruben’s Strategic Roadmap: Visibility, Searchability, Collaboration (09:54–11:39)

• Three Pillars:
  1. Visibility – Be consistently available by leveraging platforms with existing traffic.
  2. Searchability – Optimize listings and branding for corporate and insurance searches.
  3. Collaboration – Build relationships not only with “Tier 1” corporations but also “Tier 2” up-and-coming operators for mutual long-term wins.

---

4. Mindset, Skillset, Toolset: The Essential Asset for Growth (14:59–18:25)

• Dr. Myron Golden’s Model:
  • Mindset: Believe in what’s possible by learning from those with proof of concept.
  • Skillset: The ability to spot opportunities and adapt strategies.
  • Toolset: Leveraging digital marketing, platforms like Airbnb, and AI-driven tools.
• Key Quote:

  “It doesn’t serve you any value if I give you a blueprint and you don’t believe it will work.” – Ruben (15:10)

---

5. Data-Driven Opportunity: Insurance & Relocation Housing by the Numbers (19:00–24:15)

• Insurance Housing Market: $7.2 billion annual spend in the US (21:14)
• Average Stay: 74 days, 1.4 million annual placements—a massive, stable market.
• Global Application: Hosts outside the US can use AI tools (e.g., ChatGPT) to identify local equivalents and opportunities.

---

6. Why Focus on Relocation Companies? (25:29–30:36)

• Stability: Long-standing relocation companies (ALA Solutions, Alacrity, CRS) are not a fad—established since the ‘90s/2000s.
• Niche Advantage: Single-family homes are rare in the corporate market, allowing higher pricing due to scarcity.
• Data Insight:

  “If you have a home, you are able to offer a product that becomes scarce…you can charge more for it.” – Ruben (27:03)

---

7. The Asset Mix: Size Matters (32:11–32:39)

• Sweet Spot: 4-6 bedroom homes outpace single and two-bed units in revenue and demand.
• Functional Space: Larger homes appeal to contractor teams, families, or groups needing extended stays—confirmed by industry data and seasoned operators like Ryan Luke and Dr. Rachel Gainsbrugh.

---

8. Marketing: Speak Your Client’s Language (37:05–39:22)

• Use the Right Keywords: Prospective clients don’t search for “mid-term rentals”—they use:
  • “Monthly rentals” (massive Google trend)
  • “Corporate housing”
  • “Temporary housing”
  • “Flexible stays,” “pet friendly,” etc.
• Direct Messaging:

  “The most effective [ads] are the ones that are direct…tell them what you can do for them.” – Ruben (39:00)

---

9. Tactical Gem: The Duplicate Listing Method for Maximum Availability (45:11–54:51)

• Strategy: Maintain two Airbnb accounts for every property:
  • STR Account: Short-term, instant bookings (vacationers, high activity periods).
  • MTR Account: Always-open, inquiry-based (“ad-style”) listing designed for long-term corporate/insurance stays.
• Key Operational Tactic:
  • Keep the MTR calendar wide open, no instant book, serve as a “magnet” for inquiries.
  • Use different photos, branding, and copy tailored for business/relocation audiences.
• Notable Quote:

  “You want to make yourself easy to do business with…be open for business all year long.” – Ruben (50:14)

• Practical Q&A:
  • Set longer minimum stays (e.g., 30 nights)—but adjust based on current occupancy and demand.
  • Use different accounts and photo sets to avoid Airbnb’s duplicate listing detection algorithms.

---

10. “Billboarding” Your Brand for Searchability (55:02–57:39)

• Set Up Google Business Page:
  • Free, adds professional credibility, allows relocation companies to find you directly.
  • Include business name everywhere (“digital footprints”).
• In-Listing Contact Info:
  • Subtly embed your logo, contact info, or website in listing images deep in the photo sequence.
  • “Never ask for permission—beg for forgiveness,” if Airbnb flags the info later.

---

11. Pricing & Negotiation for Monthly Stays (62:01–64:53)

• Data-first Approach:
  • Compare similar listings on Airbnb/Furnished Finder.
  • In insurance relocation, calculate off the “loss of use” budget (typically 25% of home value divided by 12).
• Be Confident & Flexible:

  “At the end of the day, you’re a business…you got to know what numbers will make you most profitable.” – Ruben (62:01)

---

12. How to Build Teams for Remote (Long Distance) MTRs (65:13–67:06)

• Critical Supports: Local cleaners, handyman, agents (“door openers”), quality assurance person, and neighbor allies.

---

13. Handling Airbnb Bookings and Cancellations (74:49–79:00)

• Avoid Penalties:
  • Never cancel bookings as host; educate and encourage the guest to cancel by providing alternate options.
  • Proactively restrict advance STR bookings to avoid conflicts (e.g., 30-day rolling booking window).

---

Notable Quotes & Memorable Moments

• “When you change the way you look at things, the things you look at change…and you might be sitting on a gold mine.” – Ruben (04:23)
• “If they don’t know you, they can’t flow you.” – Ruben (10:47)
• “Branding is your defense; marketing is your offense—defense wins championships.” – Ruben (11:39)
• “Relocation is everywhere. People need to relocate all the time for different reasons.” – Ruben (32:11)
• “You’re treating your MTR listing like an ad…it’s a billboard for your brand and business.” – Mark (73:25)
• “Don’t get overwhelmed and not take any action. Take one little tidbit…implement. That will change the game for you.” – Ruben (86:03)

---

Actionable Takeaways

• Set up two separate Airbnb accounts (STR & MTR) for each property.
• Build a Google Business listing for your company—be easy to find.
• Optimize your listings with keywords B2B clients search for (“monthly rental,” “corporate housing,” “temporary housing”).
• Tailor your photo and description strategy for each target audience.
• Leverage AI (e.g., ChatGPT) to research your local market’s needs and language.
• Build relationships with local teams and Tier 2 operators for remote management and scalability.
• Don’t be scared of cancellations—manage them proactively, providing guests with alternatives and using personalized outreach.
• Niche down on asset type (4–6 bedroom homes are currently the “sweet spot”).
• Take small, concrete actions every week (“win the week”).

---

Timestamps for Important Segments

• 04:23 – Ruben’s journey and pivot to B2B insurance/corporate housing
• 07:49 – The importance of niching down in MTR
• 09:54 – Three-pillar roadmap: Visibility, Searchability, Collaboration
• 19:00 – US insurance housing market data and global applicability
• 27:03 – Corporate asset mix: why single-family homes win
• 37:05 – Marketing for B2B: keywords and brand positioning
• 45:11 – Duplicate listing method on Airbnb for maximum exposure
• 55:02 – Google Business and “billboarding” your brand
• 62:01 – Pricing strategies for monthly/insurance stays
• 65:13 – Building remote teams for distant MTRs
• 74:49 – Handling overbooking and cancellations smartly
• 86:03 – Ruben’s closing words: take small, consistent action

---

Further Resources

• Ruben’s Blueprint: experimentrealestate.com/mtr
• Instagram: @rubenkanya_

---

Final Note

This episode delivers a goldmine of practical tactics and mindset shifts for any host ready to move beyond the unpredictability of OTA bookings. By combining smart marketing, operational strategy, and a collaborative spirit, hosts can access stable, high-profit B2B contracts—no matter their starting point or location.

Transcript

[Reuben]

Yeah, I see it. We got people from Michigan. Good morning from Florida. Hey, Tamara.

[Mark]

Amazing.

[Reuben]

Got Jeff in the building. All right, cool people.

[Mark]

This is great.

[Reuben]

I've arrived.

[Mark]

This is fantastic. Okay, so as of yesterday, like you saw yesterday, if you were with us yesterday with the amazing Dr. Rachel, I do not see the chat. I can see me chatting, but thankfully Reuben can see the chat. So can you all just drop me a number two in the chat just to let us know as you're in here, we've got people flying in. We've got people coming in from all over the world. I know that we do have Croatia listening in. I'm just looking at the names here. I'm literally going off the name, so I don't see anything. So I will catch up, obviously, after we finish, I log out, I log back in and I'm able. I'm able to see us all. Actually. Let me try this. I'm going to do open in a new window. Let's see. Hopefully I don't end this by doing this, but let's. If I come back in again now, it won't let me come back in on a different room. Okay, I'm gonna figure that out as we're going. But I do wanna. I do want to absolutely plan because I know that Reuben always brings so much value when we do this. This is. This is going to be a session.

[Reuben]

Right?

[Mark]

Get your pens, get your papers ready as we did yesterday with the. With the little bit of admin. On your right, there is a chat box. Please do take advantage of the chat box. Even though I can't see it, everybody else can. Underneath it is a little question mark tab that is for questions. Right. Please place all of your questions in there because it will help Reuben separate those that are saying hi and dropping number twos, so to speak, and who's actually asking questions. Okay. And they'll be able to plow on with them at the end. And apart from that, just really just enjoy this session. Obviously, I have to say this every single day. Yes, it is being recorded. And the cool thing is, is that you can just use this link to come back in to watch today's session at any time in the future. You can come back in a year's time when you are an absolute student of the MTR model and come back and rewatch this if you want, as well as the session on Monday with Ryan and yesterday's session with. With Rachel. But Reuben, thank you so much for coming in and doing this. For those of those in the room who have never heard of you before, seen you before. Just give us a little breakdown on your journey into the world of MTR and just being, like, the. The absolute legend that you are. Please, sir. And then we'll crack on with today's presentation.

[Reuben]

Absolutely. And listen, I got ambitious because. Because, Mark, you always have the nicest, you know, gadgets. With all the technology, I ended up clicking the questions tab, and now I don't see the chatting marks. I don't know if there's a way for me to go back, because I don't, because there isn't a box. I see polls, I see people, but I was seeing the people before I click. I clicked the. The Q A. And now I kind of wish I didn't because I don't see the chat anymore. So I don't know if you know what box I should be clicking. Is there.

[Mark]

Is there a box above the question mark at all? Is there a little tab? But there's a little button above there? Because normally it just hides above there.

[Reuben]

There is a. What I'm seeing is a. Can I share my screen? I guess.

[Mark]

Maybe. So let me just say.

[Reuben]

Let me do.

[Mark]

Everybody, as you're coming in, if you can, just say, hi, let Ruben know where you're tuning in from around the world, but most importantly, let us know where your properties are. Let's have a little look. Okay, so there's the question. So, you know, you see that little yellow thing? That's.

[Reuben]

Yeah.

[Mark]

Can you move. Can you move that up? Can you hold it down and move it up? There you go. Can you do that? Can you, like, move it up a.

[Reuben]

Wee bit or is it blocking?

[Mark]

It is blocking it. Yeah, whatever that is. I don't know what that is.

[Reuben]

That's. That's one of my tools. My. My Apollo. I wonder if I can unpin it. Oh, that's crazy. Yeah. Because I see what you're saying. It's getting in my way, and I can't open it.

[Mark]

Yeah.

[Reuben]

Okay. Oh, wow. Okay, I think I got it. I got it.

[Mark]

Oh, here we go. Look at this.

[Reuben]

Okay.

[Mark]

Your screen. I can see Sean. I can see Jeff. I can see. And I can see Michelle. Okay, so you can see the chat. Everybody else can see the chat. Unfortunately, I cannot, but I can see questions, which is good. So chat to me in the questions. All right, Reuben. Okay, so the floor is absolutely yours. Let's. Let's. Let's go, my friend. And thank you, everybody, for tuning in.

[Reuben]

Absolutely. Absolutely. First of all, Mark, thank you so much. I appreciate you having me Here. And I'm excited that we got a solid group of good energy, good vibes. I could see from all over, Connecticut, Florida, etc, a little bit about me. No different than most folks I was looking for. My wife and I were looking for a way to capitalize in on in real estate and we actually completely did it. When we were living in New York, out of state, sight unseen. Our first short term rental, this was about five years ago, and we got into the short term rental craze just like a lot of us did. And we realized that yes, it could be done remotely, yes, it is a business. But the thing for us was we were in rooms like this and we're seeing people getting a lot of different results. And we didn't have the, you know, the pools and the crazy deco art walls and the crazy backyards with the, you know, we quite frankly didn't have the capital at the time to put in that much into these homes. And so I remember seeing folks in our, you know, we joined a mastermind. It was like they were getting ridiculous numbers, right? Like I'm talking about like, you know, for us it was ridiculous at the time, like, you know, these $10,000 bookings here and there and we didn't have all the bells and whistles. So I kind of asked the question of, you know, how could we get similar results with what we have? And I think it's important to think about, you know, how can we, you know, start with where you are and then see where we can go. And that's exactly where we went. And, and quickly we, we got into, we fell into the B2B side which corporations have the money. And the rule of thumb is always follow the money. And so when we did that, the same properties that were grossing, you know, a third or even sometimes a fourth, where we're getting with these corporations didn't change a single day. It was just our positioning that changed. And so that's what I want to share with you guys today. Because when you change the way you look at things and things you look at change and you might be sitting on a gold mine. You just don't have it properly positioned. And it's crazy that the same asset, right, I always like to go back to this mark and team here. It's, you can look at something from one lens and you see it as a long term rental. And then another investor looks at it and chooses a short term rental, knows what to do, furnishes it and starts getting Airbnb bookings and starts to make 2-3x more than the long term rental investor. And then if you have the lens, if you have the knowledge, you could look at the same exact asset on that neighborhood road and look at it as a midterm rental and furnish it, but then have a very different strategy. And now you're targeting corporations, you're paying you a lot more with high profitability and less margin. So we got here and we never look back, we started to scale and helped us get into some larger properties and, you know, grow our portfolio, my wife and I, and then we went, we started to partner with these insurance companies and really we ended up sharing some of our strategies with a community. And because on the short term rental side, we used to compete and now instead we collaborate with other operators because when we're occupied, there's always an opportunity to make money. So that's how we're here. And now we're glad to be a temporary housing provider nationwide with, with my team.

[Mark]

Amazing. So this is the vibe that I'm getting from the last three days and those who have joined us for the last three days. You know, there's definitely a rhythm to this. Where Ryan, Luke in the UK has sort of gone down the niche of contractors. Obviously, Dr. Rachel mentioned yesterday about there are 56 different niches within midterm rentals. Again, the big misconception. When we spoke to Jeff Hurst, who's the CE at Furnish Finder, he said the big misconception with the MTR strategy is that everybody's a traveling medical worker. That's not the case. And like you said, you've just come down there with, you know, home insurance, the displacing people that need it, and you've just gone down that niche and you've just buried yourself so far down in it, there's room for no one else, which is, which is amazing to see, my man. And again, the last one is collaboration. Ryan spoke about, Rachel spoke about it, you spoke about it. So instantly, when you sort of flip from that B2C mindset to that B2B mindset, you know, relationships are everything. Your network is everything. Collaboration is key. And that's what we're going to tune in today. And we're obviously going to be sharing some really cool little Airbnb tips as well. So, Reuben, the floor, as they say, is yours when you are ready. Do you want to share your screen? And we'll, we'll get stuck in.

[Reuben]

Yeah.

[Mark]

And also as well, I'm, I can't see this chat, so I would love you to See it to like put this in the chat now, just show Reuben some love for doing this. They're taking time out of his day, getting up early over there in the, in the States and doing this as well. So Reuben, the first pleasure, my friend.

[Reuben]

Thank you.

[Chat Moderator]

Thank you.

[Reuben]

And I want, definitely want to make this a collaboration. I love workshops. I want to give this a very workshop vibe. Mark, interrupt me at any time. I know you can geek out on this. I'll give you a little bit of background of my lens is, you know, I'll share my slides here in a second. But what's most important for me is for us to be very concrete in what it is that we want to accomplish today.

[Chat Moderator]

Right.

[Reuben]

And so, you know, I know that you got a chance to connect with. You guys can see my screen, right?

[Mark]

Yep.

[Reuben]

Ryan, Ryan, Luke, Dr. Rachel. And I think all that is important for this. We're hopefully going to put a bow on this today.

[Chat Moderator]

Right.

[Reuben]

But here are the three things that I want us to really focus on, right? You're, I want this to be a strategic roadmap for you to increase your B2B visibility. And if you have a furnished accommodation, right. If you have a short term rental, if you have an Airbnb, right. Doesn't, you know, regardless of the platform, right. We can leverage the platforms. You can leverage your own website, right? That's how we got here, right. We leverage, we have a website with Boostly, right. And it's, it's not for it. And, and it's really important for you to think about the importance of that visibility. And there's three ways to do it, right? You want to establish consistent availability and one way to do that is by leveraging the platforms that already have traffic, right. And then you want to enhance number two, your searchability, right? Because if they don't know you, they can't flow you.

[Chat Moderator]

Right.

[Reuben]

And then number three is what we talked about, a lot of it. Sometimes we talk about these big corporations. Yes. But I think it's just as important to partner with the people who are in the chat with you because there's a lot of up and coming, growing companies that if you foster relationship with today, I call them the tier two operators. You're putting yourself in a position to already have that relationship and as they grow, you grow. So it's great to focus on Tier 1, but also focus on what I call the Tier 2 operators who are in these rooms. On the same rooms, you see the same folks at the conferences. I mean, I'm talking about some of these guys, I've seen the trajectory, right. And we like to put ourselves in that bucket where we always have that growth mindset. So you know, it's in our best interest to partner with these folks because there are going to be the ones that if they stick around long enough, the industry and they are still there and you are still there as well. Those are going to be the ones that you're also doing business with collaboratively.

[Chat Moderator]

Right.

[Reuben]

So but a little bit of background about real quick so you kind of know where I'm coming from. So my mind is, is made up of, of I'm a digital marketer, right. Like I got into this industry in, in marketing. So it's, it's very top of mind for me in everything that we do. Branding. Marketing, right. Branding is what people say when you're not in the room, AKA when you're asleep, when you're, you know, you're not in front of your listing. What are people seeing? And marketing is what you're, it's like your offense. Right. Branding is your defense and defense wins championships.

[Chat Moderator]

Right.

[Reuben]

But there is a way to do that. So I'm the co founder of Invested Escapes. Again, we've gone nationwide since we've gone nationwide by standing on the shoulders of giants. And that means other operators like yourselves.

[Chat Moderator]

Right?

[Reuben]

That's the only way we can do it. We own properties, but we also control a lot more. Over 300 plus properties we have access to between our database and the partnerships and the masterminds and networks.

[Chat Moderator]

Right.

[Reuben]

Happen to have partnered with Mark on this hospitable host. My team actually invested talent, produced the Audible, including myself for that and that was amazing. We featured a lot of different stories of operators nationwide and so we've gotten a good realm of what's happening in the short term rental industry. But just some key things. Like I said, I'm usually on the other side when I'm not doing webinars. I'm using interviewing others to get insights of what's working and using as a networking tool as well. So have a, have a show called, we rebranded it to be called in the lab, 300 plus real estate experiments, etc. Where we get to interview others. But I think the key thing I want to highlight, being a digital marketer, having done over 10 plus years, having done paid and organic traffic.

[Chat Moderator]

Right.

[Reuben]

YouTube.

[Chat Moderator]

Right.

[Reuben]

We have a thousand plus videos, Etc. All that is about leveraging these platforms where people are already going.

[Chat Moderator]

Right?

[Reuben]

So if you think of YouTube, it's no different than Airbnb because YouTube. What are people doing? It's a search engine. How to bake a cake, how to do that, this, that, the third.

[Chat Moderator]

Right.

[Reuben]

So you need to start thinking about that as well. For your listings, it's what is the avatar on the other side looking for? What are the keywords that they're looking for, what are the pain points that they have and really start putting that in there. And I'm going to show you how there's a difference between the listings that you have today as you're thinking of catering to. Typically most of us are short term rental operators, but if you are midterm rental as well, you're still furnished finder, right? If you think of furnished finder, traveling nurses, etc. To me that's still B2C and there's nothing wrong with B2C.

[Chat Moderator]

Right?

[Reuben]

As a matter of fact, you shouldn't just eliminate B2C from your business, but we make that our secondary tier, not our primary. And we make B2B our primary. B2B is business to business corporations and there's a lot of them. And I don't want you just to think I'm talking from just subjective. I like to go to the data, but just want to share with you some insights of where I come from. I come from a digital marketer. So my mindset is always how can we make make sure that our marketing is in hands and what we're doing and that it's actually speaking to the right person that's going to receive it today we're actually going to show you side by side of how one speaks differently, a listing speaks differently to the other. After, after we kind of do an over the shoulder, which I love.

[Chat Moderator]

Right.

[Reuben]

So really quick though, I think I'm missing something here. See? Oh, there it is. I think I clicked it really quick. So two things you guys yesterday got, you know, between yesterday with Rachel and day before with Ryan, you got, you're. You're building an asset. And I believe this is what My mentor says, Dr. Myron golden, right in the middle here is you have three things, right, Mindset, skill set and a tool set. That's the asset, right? The mindset is the be, do have. So the reason I'm sharing this picture here is because I just surround myself with people who have proof of concepts, right. Mark included, and ask questions. And the reason that's important is because you need to borrow the mental syntax, physiology and the belief system of the people who have already done the thing right? And that's the mindset. And if you have that. You're halfway there because you believe it. It's not. It doesn't serve you any value if I give you a blueprint and you don't believe it will work, and you don't do the thing that the person is doing to get the result. So you have the mindset because you're already here. The skill set, you just need to understand it's just a different paradigm.

[Chat Moderator]

Right.

[Reuben]

You, like the skill set is being able to identify an opportunity.

[Chat Moderator]

Right.

[Reuben]

Looking at a home and saying, you know what? I might furnish it and I might do this.

[Chat Moderator]

Right.

[Reuben]

And you have that because we're going to talk about it. And then you have the tool set, which I know Rachel gave you tons. I mean, if you're not leveraging AI right now, they always talk about, oh, AI is going to replace humans. No, no, no, you're not getting replaced by AI. But what's going to happen is a human being that's leveraging AI is going to beat you to the top. So it's in your best interest for you to leverage AI as a tool, as a support. And today, between yesterday, you're going to have enough in your tool set to be able to do that. And I don't want us to sleep on the ones I'm going to highlight here, because when I think of Toolset, Airbnb, we don't depend on Airbnb, but we leverage Airbnb the exact same way they're leveraging us. Because if you haven't noticed, and I know you have, I'm being, you know, I guess what I'm saying is you have a property, and airbnb is leveraging your property.

[Chat Moderator]

Right.

[Reuben]

And they don't own that property. And so it's in your best interest for you to also leverage, you know, reverse engineer that process and leverage Airbnb as a traffic generator for you.

[Chat Moderator]

Right.

[Reuben]

Keyword, very important, visibility. We don't have to create the traffic if there's already traffic that's looking for us. We just need to put ourselves in the way of that traffic that's marketing one on one, and then understand what their pain points are and their desires are. And that is how we're going to get to, again, the very concrete steps I'm going to highlight with you today to really tell a different story between your B2B listings versus your B2C. And remember, it's not. Or it. It's.

[Chat Moderator]

It's. And Right.

[Reuben]

So that's the goal. So the reason I'm showing this here is, again, you got Jesse Vasquez in our industry. Right. I connected with Jeff Hurst the other day to Brian Payne. I've had him on the show. Dr. Rachel, I learned so much from her on the home insurance. She's the one really gave, you know, gave me that blueprint and kind of opened up that door and then we kind of just went all in. Dr. Marengold, in the mindset.

[Chat Moderator]

Right.

[Reuben]

That matters. And you guys have this today because you're surrounded in a community that is. Has the same mindset. So now let's supply the skill set by leveraging the tool set.

[Chat Moderator]

Ready?

[Reuben]

We good?

[Mark]

We're good.

[Reuben]

You guys hear me? We're rocking.

[Mark]

They can hear you. They're rocking. They're enjoying it. All right.

[Reuben]

I want to, I want to get right into the weeds of it. So I like data.

[Chat Moderator]

Right.

[Reuben]

One of the things that maybe I did mention and I think Mark mentioned it is I want to highlight that everything that I'm sharing with you today is applicable in any of those sectors. That again, between contracting.

[Chat Moderator]

Right.

[Reuben]

Ryan talked about it. Dr. Rachel yesterday, lovely friend and partner of mine talked about her. Her niches of different.

[Chat Moderator]

Right.

[Reuben]

You had Amazon, you got corporate, you got. You know, I like to go to the. I like to shoot for the moon so that I don't get the mood economics tomorrow. So everything that I apply are principles that can also be applicable to other industries. I just happen to love to tackle the insurance industry because they have the deepest pockets.

[Chat Moderator]

Right.

[Reuben]

But the principles behind. You could apply this to construction, you could apply this to whatever.

[Chat Moderator]

Right.

[Reuben]

So I just want to make sure that you don't get. Oh, well, this will work for insurance. No, no, this will work for insurance. And I target insurance because that's my niche and I believe in going deep. Another form of marketing rather than why then later on could we open up some other avenues to other sectors?

[Chat Moderator]

Absolutely.

[Reuben]

But we make our bread and butter on insurance claims and we prior, we prioritize that. And you can do the exact same way if you pick your sector, whether it's going to be corporate with travel nurses.

[Chat Moderator]

Right.

[Reuben]

And just so I'm very clear, there's a difference between when I say B2C, when you go furnish finder and you got one nurse that's booking you, that's business consumer. When you go to a company that relocates travel nurses, that's business to business because you're working with the business. And we've worked many, right. Churchill Group, Living Group or whatever, they had a bunch of professionals. And the reason that's important. And I really want to highlight that is one thing that goes over people's head sometimes. Like, well, why is one better than the other? What's the fact that these businesses put food on the table by relocating people?

[Chat Moderator]

Right.

[Reuben]

That's why I go to the relocation agencies, because a, they've been around for decades, which means that it's still prevalent. Because you might have the question of like how prevalent it is. Oh, it's prevalent and the numbers back it up. What I'm showing here is total US spending on insurance separate housing is 7.2 billion. So if you have an asset, why not position it so you can get a sliver of that pie? Because I'm telling you right now, there's a lot of money in there, but that's just good for any corporation. I'm just showing you the data that I focus on, right? There's big money in corporation. It's in your best interest to also make sure you're speaking to them, right? So that you can raise your hand and let them know that you are open to do business with them. And there's a specific way. And that's what I want to show you today.

[Chat Moderator]

Right.

[Reuben]

But I just want to show you that I'm coming from a place of data because marketing, branding is data driven. It's not subjective. Oh, I think this looks good for me. It doesn't matter what I like. It doesn't matter what you like. It matters what the marketplace wants, wants and is seeking. Supply and demand, always.

[Chat Moderator]

Right?

[Reuben]

So look at this. I get a kick out of this stuff. This is fascinating. Year over year, expansion of the insurance housing sector. 12.3 average, stay 74 days. I can tell you for a fact that any day that we have, we average around two to three extensions. The reason I love that as often as you is approve the extension. That's less is more, right? I, I don't want the high turnovers. I want just those extensions.

[Chat Moderator]

Right.

[Reuben]

1.4 million annual placements, insurance, housing placements in the United States. Now, I know you got folks from all over, right? And so remember the, the, the AI tools that, that, that Rachel gave you yesterday? Do some quick research. I, you could literally just say, hey, like what are the companies? Like Ruben talks about this temporary housing company in the US called AL Solutions. Is there an equivalent of such company in my insert country, insert city, insert state. So it's the, it's, it's never been so much easier to be able to grab research by leveraging these tools. That's why I say like leverage AI because remember, it's as good as the input that you put it. And if you have the mindset and the tool set, right, have the skill set now to leverage a tool and ask quality questions. Because the quality questions that you ask will give the quality of the answers you get back out, right? Please, please, please. We get anything from this. You can even forget everything I'm talking about right now. What Rachel talked about is very important. But ask quality questions with respect to your sector and you'll get quality data.

[Chat Moderator]

Right?

[Reuben]

So you guys know that from yesterday. But check this out, right? Speaking of, this is where I get a kick out of.

[Chat Moderator]

Right?

[Reuben]

Because there's a specific. You might say, well, Reuben, what is this for me actually go. Can I hit back here or am I frozen here? Okay. Oh, give me a second, guys.

[Mark]

Very good.

[Reuben]

Froze a little bit. Let me play that for you guys again. And make it expand while you're, while.

[Mark]

You'Re doing that, buddy. So there's been a couple of questions that have, that have come in. Oh yeah, I'll answer, I'll answer a couple of the most common question. And what I've done is I've downloaded the app onto my phone and I've come in as a guest on, on this crowdcast, so I can see the chat on my phone. So the question that I see coming in, can I get recordings for the past two days? 110%. Yes. All you need to do is click on not now. But you click on the schedule button that's at the top left. If you're watching on your phone, you just go to the main menu and you'll see three tabs. One will say Monday the 23rd, one will say Tuesday the 24th, and obviously today. And you can come back at any time and watch them on, on the replay. And I'll send a full email breakdown as well once we, once we get done. I do see a couple of really good questions that I'll leave for Reuben at the end.

[Reuben]

Yeah.

[Mark]

Which is really good. But yeah, keep your questions coming in specifically about this because I've just taken a screenshot of, of that, of that slide of the insurance housing market by numbers. Unbelievable. Really good numbers in there. And the, the, the trick that Rachel showed yesterday and again, just to prove that this could be done anywhere in the world with AI, she literally got a street in Queensland in Australia and asked for information on that to chat GPT and it gave a full breakdown, which is epic. So again, please make sure you use full, full track. Obviously Reuben is talking about what he knows, which is the US market. But again we've got people in the uk, Europe, Croatia, Australia, South Africa that's tuning into this. You just ask for chat GPT to bring it for your version and where you are in the world. So real good stuff. I buddy back to you.

[Reuben]

Yep, yep. And, and again, with respect to your sector, I'll ask all that to what Mark just said.

[Chat Moderator]

Right.

[Reuben]

You're, you're like, I'm not really. There's not really an insurance thing here. Or maybe we're not really into that. But we are killing it here with let's, I don't know, vets or whatever it is.

[Chat Moderator]

Right.

[Reuben]

Insert that equivalent B2B insert industry insert type.

[Chat Moderator]

Right.

[Reuben]

And you'll find the data as well. Now what's really interesting is the reason we focus on relocation companies because not all companies are created equal.

[Chat Moderator]

Right.

[Reuben]

That's very important. So when I say B2B, it's not B2B. Everyone think B2B relocation. Well one, it's the thing that I previously said. It's these companies are in the business of relocating folks. If they don't relocate folks, they don't eat. So then I look at the track record. How long have they been relocating folks for? Oh, they've been relocating individuals for 20 years. Got it. Must be working.

[Chat Moderator]

Right.

[Reuben]

It's not like they started yesterday. This is not a trend. This is why I like to focus on this.

[Chat Moderator]

Right, right.

[Reuben]

Like if you look at some of these companies, ala Solutions, Alacrity, crs, temporary housing, again, you can do the exact same thing in your market. Be like, how long have these companies been around for? Now if all these companies popped up last year, eh?

[Chat Moderator]

Right.

[Reuben]

When these companies been around since the 90s, 2000s, 2005, 2008, they've tested the test of time. They.

[Chat Moderator]

Right.

[Reuben]

They've overcome that.

[Chat Moderator]

Right.

[Reuben]

So now what's interesting is if I go back, relocation companies represent an underserved market with constant demand for quality housing solutions. So the reason why I think this puts us at an advantage and the reason I know this is even being part of chipa. CHIPA is an organization actually I'll be joining this year. A lot of the, the folks that came in chip over from the apartment temporary corporate housing. Temporary housing started with apartments. Why? Because it's easier to get at scale. Just like arbitrage. Some folks will go, let's get 20 units in here. Totally.

[Chat Moderator]

Right.

[Reuben]

That that's where that world came from. But if you ask around, this is very important. Here I want to bring this point home. If you actually, actually did a lookup on this on Chat GPT as a matter of fact, just to double check. But you don't even have to go too far because Furnish Finder published this as well. Well, if you have Chat GPT what the generic makeup is of an apartment, they will, it's one to two bedrooms, that's the average. Which then means if you have a home, you are able to offer a product that becomes scarce and we have a scarce product, you can charge more for it. And if you look, there isn't a huge dominance of single family operators when it comes to corporations because it's just hard to get homes that are going to be the same type quality at scale. It's easier to do that for building, which gives us yet an advantage. I don't necessarily want to compete with these companies that have been around for decades on the apartment model. When I have a different and even a, when I say different, I have a different and I would say even better product that can accommodate a very specific new better. Because if someone's coming from a home and they need to relocate, do you think they're going to go to an apartment or they're going to look for a like kind home? They're going to look for a like kind home. So it's very important that you put yourself, you insert yourself into a sector that has less. What I love about this furnished finder was, was traditionally built around again who it was catering to a lot in the beginning with traveling nurses. Traveling nurses sometimes travel one person, maybe two, maybe their spouse maybe, right. Or maybe just themselves. So studios and one bedrooms did a bulk of the, the, the, the, the actual inventory that was on the marketplace. But if you look, look at what happens as you increase the number of bedroom size. This was sent to me by Jeff Hurst, CEO, Furnish Finder. We actually just connected on a podcast together and I'm like, send me your slide brother. He's like, no problem. So I, I snagged this from him and he actually sent it to me directly and I told him I'll be sharing it with my audience because we, we actually geeked out on a podcast together. I don't know if it's out yet. Is it out yet? No, it might be coming out in the next couple, a couple weeks. But he shared this with me, sent this to me directly and just by looking at this, I'm looking at, I'm like, oh, this is so interesting.

[Chat Moderator]

Why?

[Reuben]

Because our sweet spot, if you Guys are curious of Ruben, what does this work for? It works for anything. But what happens is when you get larger, you create a better solution and people are willing to pay more. So A, I want to go for the sector that has the money and B, I want to have the right asset type and unit mix to be able to now really put myself in a premium position.

[Chat Moderator]

Right.

[Reuben]

And if there are employees. Right. And I'm not just thinking insurance or if you're thinking like, hey, would it be not more appropriate to have two homes to rent rather than having five for each individual?

[Chat Moderator]

Right.

[Reuben]

So now you're able to charge more.

[Chat Moderator]

Right.

[Reuben]

And I know that one of my just was funny, Mark, I was just with Noble Crawford in Dallas a couple, I think last month back and he, he talks about this in his government.

[Chat Moderator]

Right.

[Reuben]

He has per diem and he's charging people.

[Chat Moderator]

Right.

[Reuben]

They're charging per the, the person that stays there.

[Chat Moderator]

Right.

[Reuben]

Now imagine having per diem of five individuals in a five bedroom home or four bedroom home that, you know, you can really run that up. But it's also ideal for them to have one home where they're all going together.

[Chat Moderator]

Right.

[Reuben]

Again, I'm going to focus back on insurance, but I'm zooming out to show you that this data can also serve you as, you know, in other industries. I just think larger is better.

[Chat Moderator]

Right.

[Reuben]

And the data shows me this as well.

[Mark]

Yeah, Just very, very quickly, this is a really recurring theme from what again Ryan was saying on Monday and Rachel as well, his sweet spot. And again for contractors, his sweet spot is four to six bedroom properties. What, what he does is he, he buys like the three beds, but there's room to turn it into a four bed. And, and that is what he is doing because again, what he is noticing the requests that are coming in, they need to, you know, sleep four to six people. He wants to have four bedrooms. You know, he wants to put double, double beds in there. He wants to get one person per room because again, if you're going to be coming in and again, the average monthly, the average stay for his guests is four to six months. So he doesn't want to put like, you know, twin rooms in and stuff. So it's really interesting to see the data. But you've got here the data which obviously Ryan gave on his personal experiences. This is obviously on a larger scale. So it's, it's like the question always comes in with this is that, you know, what type of property should I be looking to get? And I think these numbers combined with the experiences that, you know, Reuben, Rachel and Ryan have all shared is, I think we're coming down a very big common theme here which opens up the question like, how many properties do you have? Like the people that are with us, like there's only 50 people in the chat with us live now, but then let us know how many bedrooms per property. Like what's the makeup of your portfolio? Have you got the, the four, five, six beds? Have you got these sort of properties? I'd be really interested to see it in the chat. So Reuben, sorry, back to you.

[Reuben]

Yeah, drop it in the chat that your number of. I probably mostly three bedrooms. Yeah, this is great. One bedroom and two properties. Keep dropping that in because as I'm, I'm going to show you guys a little bit more data. This might, might even help. But check this out. This is the one I was really geeking out about. And I see seven bedrooms. One bedroom, one bedroom. Okay, this is very interesting to me. I love. This is again same deck, right? Look at 2 million plus tenant inquiries. Growth good year over year. Booking request is 145%. There is a demand. But check out our four largest tenant segments represent 90% of the demand for housing on our platform. Relocation is at 130% growth year over year. And again, the next one is business, digital nomad, academia, healthcare. This is again, I really want to stress this. Relocation is everywhere. People need to relocate all the time for different reasons. It might not be just for insurance. So keep that in mind because if you're talking or networking with a company or collaborating with a company that relocates it specifically, that's what they do. They're going to have an increase of volume to bring to you rather than if you're just let's say working in academia. Their business is academia. Yes, they might need to relocate a few professors here and there, but that's not what puts food on the table. It's just this additional thing that they have to do on the side. The reason this is, this couldn't be more important for, for you to, to, to call out is these relocation companies have metrics, benchmarks that they need to meet. We need to relocate X amount of family. There's a bonus if you relocate X amount of family. Therefore you reaching out to them. I don't even feel like it's selling. You're, you're, you're literally becoming an ally and say hey, by the way, I can help you. I have inventory. And they're like thank goodness. Because you know what? They have to Deal with out there. This is the true story. This is why you should be so excited to be in this room right now. The true story is most traditional folks who haven't worked on the asset, which is the skill set, the tool set and the mindset have old way of thinking, right? You'll reach out to them and they have a furnished accommodation and they might say, oh yeah, 12 month leases only. Sorry, that's not going to work if I'm trying to relocate for three months. You know what? All other old school mindset that myself. And when I say old school, maybe that you fall into that bucket. And I don't mean it in a way of like, oh, you're old school. I mean a way of just change your thinking of, change your paradigm, right? We were not so keen on pets until we looked at the data. We're like, hold on, hold on. And I, I think there's a maybe, I don't know if I include in this slide, there's a slide that shows. As a matter of fact, I have an exercise that I'm going to show you in the end. I always do this in life because people think I'm, you know, know, sometimes I'm just, you know, people, you know, you can find data to back up your points, right? That's easy to do. But when you actually just blatantly just pull it out and show the people, if you've ever tried this, if we have enough time, I'll do it. In the end, you go to Airbnb or you go to Furnish Finder. You pick your platform or chose any ot of choice, right? You look in that specific city, you enter, you know, whatever, four or five guests, etc. You look at the amount of properties that are available, okay? And then you add pets in there. That amount gets sliced in half every time. It's like this weird number. It's like if there's 100 properties, they'll be at 50. If there's 50 available, it'll be 25. What does that tell you? People are like, they, it's not that they don't like pets. If they, they understand it comes at a level, additional level of risk. But risk can be accounted for in your price. It can be accounted for with damage waivers. It can be accounted.

[Chat Moderator]

Right.

[Reuben]

There's always a solution to the thing, right? And, and people are going to be willing to pay a premium. You can charge a premium for that. Because when you slice the inventory in half, the supply goes down. And when supply goes down and demand is high, your Price goes up. That's Economics 101. But again, I point back to this relocation. This is what these companies do for a living. So if you think of corporate think relocation, it's the lowest hanging fruit because that's how they actually need to put food on the table.

[Chat Moderator]

Cool.

[Reuben]

Haven't made that point. Like, did I bring that point home yet? Because not all B2B housing in corporate housing is created equals. I want to make sure like that's clear. Like if you get anything from this. Yeah, relocation makes sense, right? Yeah.

[Mark]

100. It's landing. Landing well. And again, questions. And I guarantee when questions are coming to your mind, you think, you know, I'll save them for the end. Just if anything comes through, just literally leave them in the, in the question box. Next, next. Next to it, next to the chat box, there's a little question and Q A. Leave them in there because good stuff. And I guarantee there's going to be loads of thoughts coming through your mind as we're going through this.

[Chat Moderator]

All right.

[Reuben]

Yeah, let's get to the sauce. Well, we. I just want to show you the thing. Another thing too. Okay. So the number one thing that, that is going to be important that for the two pillars for today is visibility and searchability. And I'm going to give you the tools literally over the shoulder on how I do it.

[Chat Moderator]

Okay.

[Reuben]

Number one, business visibility is again building a, a successful brand. An insurance relocation housing market requires strategic approach focused on visibility, credibility and reputation. Your brand strength is directly tied to the quality of service you offer, et cetera. Right now one of the things I want to show you here too is you just, your goal should just be, let me be easy to do business with. And what that means is where they're hanging out and where they're locating these relocation companies. That's where you need to go, right? The copy that they're looking for, the keywords that they're looking for. As a matter of fact, I'm pretty sure, Mark, this is a tip that you had given me right back. Back then you told me, hey, Ruben, you need to be looking at the. If I, if I quote you correctly, what people are saying in your reviews and use those keywords, right, it's no different in this world. What are they telling you? They need start including that in your copy and I'll show you how that looks. If they're talking about temporary housing, don't call it midterm rental. They don't know what that means. It's called temporary housing. So say temporary housing, right? Check this out. This is why I'm pulling this up here. This word, monthly rentals. This is from Jeff Hurst, right. He actually shared this at the MTR Summit and then included in a deck that he sent me personally.

[Chat Moderator]

Right.

[Reuben]

He said monthly rental has the popularity accorded has increased 50x in the popularity according to Google.

[Chat Moderator]

Right.

[Reuben]

Which means could it be in your best interest to call your monthly rental a monthly rental rather than the midterm rental? Possibly, because that's what the people are searching.

[Chat Moderator]

Right.

[Reuben]

So why monthly rentals replace midterm rentals in our marketing furnish finders doing this, right? They spend a lot on marketing. Why wouldn't you?

[Chat Moderator]

Right.

[Reuben]

So look, use target keywords like corporate relocation, housing, the easiest form of marketing, the easiest commercials. The most effective ones are the ones that are direct.

[Chat Moderator]

Right?

[Reuben]

No fancy words. Tell them what can you do for me?

[Chat Moderator]

Right?

[Reuben]

Corporate housing, temporary housing, monthly rentals, flexible extensions, pet friendly. Just tell them, don't have to get all fancy with this language. It says this is what you're looking for. This is what I can provide. Marketing 101, right. Pain, desire.

[Chat Moderator]

Right.

[Reuben]

So those are keywords that you want to use.

[Chat Moderator]

Right.

[Reuben]

And I'll show you how in the next we're going to do it over the shoulder. So visibility. The reason I keep on focusing on that is, is I, I want to show you a, a trick that I had really, I've been teaching and there's been some nuances to it. Visibility is the one thing. And then once they actually get there, what do they see that you can provide, right? But your opportunity from shifting from B2C, which is business, to consumer, to B2B starts with visibility because you don't have to build the the entire infrastructure when there's already existing infrastructures that you can leverage. Cool. So let's talk about it, right? Let's get over the myths first. This won't work in my market. The truth is asset type matters and it works in any market because these companies are nationwide relocation companies. I do work with relocation insurance companies that are specifically in the U.S. but there are relocation needs nationwide. Right. And so stop thinking about the market and start thinking about your asset type, which I've already given you a gem and Mark has highlighted it. Ryan Luke's has highlighted. Dr. Rachel has highlighted think about the asset type, not so much of the market. And if you are curious about the market, think you obviously have the tool set to be able to look that up and validate, verify your marketplace.

[Chat Moderator]

Right.

[Reuben]

Myth number two might be I need to Own many properties. No, a lot of these relocation companies are not trying to solve every, every problem at once. They're not hitting you up with hey, I got to relocate five families. They might for a different larger scale, but they might, they're saying, hey, this is the current claim that I have or this is the family that I'm looking to relocate. So if you can solve one problem and you get your cup filled and then they're looking for another one, guess what, you can work with your tier 2 operators and partner with them. That is so important. You can even do. I just had a, launched a show this week with this gentleman who's been in the corporate housing for decades and they call it on demand leases. That's what we call rental arbitrage. That's all that is, it's on demand. Oh, you get a demand. Oh, let me go ahead and source that for you.

[Chat Moderator]

Right.

[Reuben]

But just keep in mind you don't have to have 100 properties, a dozen to work with corporate because you're only trying to solve one problem or one property at a time. Unless you're dealing with a government and FEMA, they're relocating 100 people, etc, that's very important for you to understand. Stop getting in your own way. One property, you don't even have to own it, even be co hosting it. You can start what I'm about to show you.

[Mark]

Right, just very quickly. Yeah, just super quick. And that's really interesting compared to obviously Ryan's model. So with the contractor model. So contractors like just people that are coming to, to work. He does get inquiries for you know, like 150 rooms at a time. You know what I mean? That could be like 50 properties, that's what they need at a time. So that you need to do at scale. That's why in the UK you have things such as comfy workers, which is like a, like a listing site. You have things like past the bookings but with this model, which I, which is what I love and I love that you talk about this, that you know, you just need to, you can just have one and you just, you just need to get in front of them, which is obviously what we're talking about today. So yeah, great stuff, thank you for that.

[Reuben]

Yeah, thanks Mark. And I'm going to leave another gem. Right, let's say you do have 100 properties. Do they all need, you know what the hotel companies do or the hotel industry does? If they're all similar, you know what helps you to have one? Let's say on furnish finding. Let's say you pay your. What is it, 200 bucks a year now, 195 or 100 bucks, whatever that is. You have one property, and anytime you get an inquiry for that property, you say, hey, this one's not available. But a similar one like this is. Now, you have. You have to treat everything like an ad, which is what I'm really excited to show you. And I'm looking at the time. I want to get straight to the Juice. You guys okay with that? Okay, cool.

[Mark]

Yeah, definitely.

[Reuben]

Let's do that. So remember myth number three. This is my biggest myth. This is why I'm gonna. It's a good segue here. I planned it. You like that? I kind of did, right? Myth number three is I already use Airbnb.

[Chat Moderator]

Sure.

[Reuben]

I'm sure you are. But you're not using it like this, Right? And, you know, a lot of people use Airbnb, but they don't leverage Airbnb.

[Chat Moderator]

Right.

[Reuben]

That's really important.

[Chat Moderator]

Right.

[Reuben]

And I'm going to get to it right here. All right, so let's talk about these two. Availability, searchability, and collaborative.

[Chat Moderator]

Right?

[Reuben]

So the availability. You always want to be open for business. So what does that actually look like? Well, let me show you. I'm going to switch screen for it for a second. One of the things when I got into the. The consulting side of this was a lot of folks, Reuben, you know, I. You know, I have an Airbnb. I'm an Airbnb operator. I don't want to do video. I want to do the other video. I'm an Airbnb operator, and I'm already up and running. And how can I. How can I get, you know, these insurance contracts, etc. One of the things I used to say is, need to duplicate your listings, right? And then Airbnb used to. I don't know if you guys know. I don't know if it was the same thing for you. You guys can see my screen, right? My. My listing y. Airbnb even used to have a duplicate listing button. Who was wrong? Can you guys tap in the. Type in the chat if you guys are familiar with that button that they took away? Anybody know that button? Duplicate your listing button?

[Mark]

Yeah, I remember it well.

[Reuben]

Type in the chat. Some. Some of you might not even known it existed because you're like, well, there was no reason for me to duplicate listening either, because I was duplicating listings on the same accounts all the time, right? And then they took it away. Now, why they took it away not sure. But it didn't stop us from doing what we should have done a long time ago. If you're anything like me, this is our personal account, my wife and I.

[Chat Moderator]

Right.

[Reuben]

And it's called Ruben and Celine account. That's my personal account. But I think it behooves you and it is in your best interest, highly recommend that you have a corporate account as well. Now you may say, rahuben, how do I do this, etc. Oh, easy. You just create a second account. Different email, different phone number. I think it's my wife's phone number. Or you can use a Google phone number. Why is this important? Well, I just. Ruben, you talk about availability, but I got all these STR bookings, right. Booked and busy, right? So any guesses as to which? I got two listings up here. Any guesses as to which one is my STR listing and which one is my. To your listing?

[Mark]

This is a great, this is a. This is a great one for the chat. Go on, give us a. So, yeah, on the left box on the left is one, box on the right is two. So spam the comments with either one or two. Which one do you think is.

[Reuben]

Is.

[Mark]

Is his MTI one. Because this is. This is so key and I'm time stamping this. This is 45 minutes in. This is the one where you're gonna have to come back to later on because you're going to be needing to go, ah, I wish I remember what the timestamp was. Remember 45 minutes.

[Reuben]

All right, two is S. Can you say that?

[Mark]

Can you see that in the chat?

[Reuben]

Yeah, 2 is str. 2 1. Str. What was the 1 was on the left?

[Mark]

You said 1 was on the left is 1, the 1 on the right is 2.

[Reuben]

So yeah, so I'm seeing 1 str, 2 mtr. 2 is str. Oh, people will get start. 2. Sorry, 2 is mtr. I'm seeing a little bit of both. 2 is mtr. 2 is str. So people are thinking that this is 2, which is very interesting to me, and some people are thinking that this is one. So let me, let me give it away for you. Keep coming back to me. Okay, cool. On the left is the STR listing and on the right is the MTR listing on two separate accounts. Now I really want to highlight this for a second. Why? And I'm going to tell you why. It's. I'm going to tell you how, and then I'm going to tell you why it's so effective, right? So how you do it is, like I said, different logins, right. And you don't want these two listings to be connected in your pms, right? Because then it will defeat the purpose. If you're booked next weekend, it's going to block off this one. You want this one to be fully available all the time. Why is this important? This is the most important thing you can get from this. Because if you're operating this as a SDR listing and it is booked next week and it is booked in August and it is booked for the 4th of July, right. If you're in the US here they celebrate 4th of July, right. Or 1st of July for Canada and other places, Right. What will happen is if I'm a relocation specialist and I'm filtering in for dates that are. I need a 45 days of availability. Let me ask you a question. If they type that in on their other end, as in the marketplace on their OTA platform, will your STR listing pop up for those dates? Yes or no? Drop it in the chat.

[Mark]

Great question.

[Reuben]

It's not a true question, I promise. So if there is a relocation specialist that is looking for a home, I'm seeing a lot of no's. That's good. I'm seeing one. Yes. So let me make sure I clarify what I'm saying. Relocation specialist looking to relocate a family for the next 45 days. You have a bunch of bookings in your SDR booking next week, you know, next month, 4th of July, et cetera. Will they be able to find your listing, yes or no? The majority is saying no. Getting a yes. No, no, no. Okay, so the answer that is, right? The answer is no, they won't be because they're filtering for dates, right, that you're booked for. Therefore this listing, this lovely listing is, is not going to happen, right? It's not going to pop up. Now what if there was a relocation specialist that was looking to relocate a family for the next six months and willing to pay you $30,000, which is about $5,000 a month or even more, honestly, we average around 7 to 8,000. Right. Would you possibly move a few folks around if you knew that there was, you know, an availability, that you could be occupied for six months and make up to anywhere? And we made anywhere from like $50,000 in like five months or it's, it's six months, anything of that nature? Would you? I see some people are saying yes, because if you would, this is for you. Now there is a way where you actually don't have to start canceling things Right. There's a way we can protect ourselves from doing that. But the reason you would do that is because it's just a better business decision and they're gone and it's like, I'm out of here now. The only way this would be true is if you actually give yourself a shot for it to happen. And you know what? Most people are not giving themselves a shot. Why? Because they have no availability. And how do you create availability is by treating this MTR listing like an ad as a matter. So what you're doing is you're, you're not allowing for instant book. You can connect it to your pms, but you're not connecting the two listings.

[Chat Moderator]

Right.

[Reuben]

And you're showing yourself it was available all year long. Because if a six month inquiry comes in, if a two month inquiry comes in, which we get them all the time, you will be showing that you are open for business. And you know what? I will say this is the most important thing. If someone tries to book this for let's say tomorrow and it's six months day and you say, hey, it's not available tomorrow, but going to make it available for next week, how probable do you think that happens? How often do you think that they would move forward with that for a six month booking? You think they're willing to wait another.

[Chat Moderator]

Week.

[Reuben]

Drop in the chat? What you think? Do you think that you could land business if they wanted to move in tomorrow but you're not available, but then you tell them to move next week and it's for the next six months? Yes, because think about it, a week difference on the six month scale, they'll be willing to either. Yeah. Delay their move in and or possibly extend wherever they're staying until your property becomes available. Which means that you've left money on the table by not being available at all. That's the thing that's killing you, right? Because you don't even have a duplicate listing or a duplicate account that would be allowing you to even see the opportunities that come in your respective marketplace. Is this hidden? Like, is this making sense now? Why am I showing these side by side? Because first of all, I want to make sure it's making sense. You guys getting value from this. Okay, cool. How many of you guys have duplicate listings in here? I just want to know or who does not have a duplicate listing put in the chat because I want to make sure that you're getting something out of this because that's the action item you got to take.

[Mark]

That's the biggest question that's the biggest question that's coming in is Reuben, how do you get, how do you do this? How do you get around it without Airbnb spamming you or getting rid of you? That's like, this is the big question that I see. So I'm really excited that you're talking about this. And, and also as well, Emma has just said, by the way, Reuben, this is one of the best webinars. So there you go. Well done, my man.

[Reuben]

I appreciate that. Appreciate that. Now let me give you guys a little bit more. I'm going to do two minutes on marketing and I want to give enough time for Q and A. But let, let, let's, let's. These two listings are not are the same listing with different photos. Why? Let me go over some quick marketing tips that I want to highlight you and you can watch in the replay. Okay. If you look at the left listing here, this is an STR listing for those of you who were not sure. Why? Because it's catering to inexperienced.

[Chat Moderator]

Right.

[Reuben]

Foosball table right outside. They can sit and watch Netflix. You always want to show a little bit of the inside of you know what it's like, etc.

[Chat Moderator]

Right.

[Reuben]

And 10 minutes again, I always say my rule of thumb in copywriting is always put in the copy what they can't see in pictures. Always put in the copy what they can't see in pictures. Or else you're wasting real estate. If I say beautiful open kitchen and then there's a beautiful open kitchen, I just wasted my real estate. But here I'm saying how close it is to activities, experiences, golf course, Right. If I had enough room with the king size bed, I probably highlight that. People love king size beds.

[Chat Moderator]

Right?

[Reuben]

But you know, I got to play with it. I got to test them. Why is this important? Because I'm coming from an experience here. I'm coming for functionality. Is it pet friendly? Great. Oh, there's an office. Great for the next six months. That's ideal. Oh, and you provide flexible monthly stays. Wait, monthly? That looks familiar. What's monthly? Oh, that's the keyword that the marketplace is looking for when they're looking for temporary housing.

[Chat Moderator]

Right?

[Reuben]

Because remember that's what Jeff Hearst told me. So what did I do? I put in my copy because different avatar. So you see how the two have very two different headlines. Great. So you guys can do that right away. And you know what? You can use chat GPT like Rachel showed you to come up with a corporate housing relocation terms title and even let it limit you to 50 characters and say make it short and punchy and limited to 50 characters because that's the only thing that Airbnb allows me. And give me five different samples work that play right now. This is what we call in marketing above the fold. This is what they used to call in newspapers above the fold. So I, I have the opportunity to highlight different pictures. I'm highlighting here functionality fenced in backyard EV charger because I might be like we have an ev, we got to relocate. Is there going to be ev? Yes there is, right? Oh, dedicated workspace. I see a standup decks, I see a whiteboard. I can take my zoom meetings in here. I can join the booster boot camp bookings boot camp right While I'm traveling.

[Chat Moderator]

Right?

[Reuben]

You see that? So you're highlighting different things here. It's like oh there's football table, I love that. Oh there's a ping pong. Oh there's a grill. Different avatar, different meeting.

[Chat Moderator]

Right?

[Reuben]

And same thing with your copy. You can leverage chat GPT for it. This is more talking about experiences. This is more talking about flexibility. Extended stay temperate housing, pet friendly, fenced in dedicated fast Internet. You're thinking long term and you know what you're always doing? You're always, always, always, always, always dropping in your company name everywhere digital footprints. Why? Because then you know what the next thing is outside of being available. Because I just showed you how to become available by duplicating your listing. And I'll get to the Q and A's in a second. One of the things that we're talking about is the next thing you want to be is searchable. So searchability. Guys, the biggest tip I can give you right now is just leverage Google. This lovely website made by Boostly pops up in Google. But you know what else is always going to pop up even if you don't have a website? The Google Business page. The best thing you can do is have a Google business page. It's going to have your details, your contact information. And now you don't have to jump through hoops when you're. You get people to hop off the the platform or try to type in your number. You say hey, look us up. Look us up just means Google me and Google me means I have all my contact information, website etc. Just very quickly for these corporations to.

[Mark]

Do business with you on here. When he says this is fantastic advice. Google is like your homepage, right? This is his Google business listing for the business account. This is not for his properties. Because as you know, if you try and list your properties on Google business listing. Google take them down now because they want you to put them as a Google vacation rental. This is for his overall company and your hundred percent digital footprint. I call it billboarding. Set it everywhere so people can Google search you. Because that Google search term is, like, so unique to you. You are always going to come number one and you are always going to have a Google business listing. It is super simple to set a Google business listing. It's free. It takes five minutes. And look at the cool, like, real estate you can have in there, like Reuben's phone number, office hours. You can add posts in there. You can add pictures in there. You know, you can add videos. You can have all the cool things in there. So that's. That's brilliant. I love that. And again, the people are saying, love this, love this, love this. So thank you very much. Well done, Reuben.

[Reuben]

Absolutely. Absolutely. And now I can get straight to the question, but I want to give you another gem here that. Speaking of making it easier for people to do business with you, I'm going to shift to my other screen. I regardless, do this on all my listings. And you might say, well, Reuben, haven't yet. Well, I'll ask for forgiveness. When it happens, I just highlight reviews. Oh, what can you guys see? Actually, hold on.

[Mark]

I can see. This is like, I'm looking into the metaverse. I can see you looking at this screen, at the crowdcast.

[Reuben]

Oh, that's funny. Let me share one more monitor. I got three monitors here, guys.

[Mark]

I've seen your setup. It is very impressive.

[Reuben]

All right, this is my SDR listing. This is my. My MTR listing. Regardless, same listing. I have my logo. I have a review. And by the way, oh, yeah, here's our contact info. So instead of just saying, oh, look, you know, I can say, look us up. Be like, oh, yeah. You can also look around in the pictures if you want to contact us. Yeah, feel free. Just send the pictures. That's it. I don't have to use any crazy keywords like, here's my number. Be like, oh, yeah, feel free to look us up or contact us. Our. Our info is in the pictures. That's it. Yeah, right?

[Mark]

I love this. And I love this. This is buried in picture number 48 of what, 53. So it's buried right at the back. But like Reuben said, you never asked for permission. You beg for forgiveness. If Airbnb were to message Reuben today and say, hey, I hear that you've got, you know, your. Your phone number and your email address. And your website on your image, Reuben would just go and delete that and go, what image?

[Reuben]

You know?

[Mark]

You know what I mean?

[Reuben]

Well, actually, what I would say is, like, these are templated marketing tools that always include our information. We actually have this everywhere. And it's. We're happy to take it down. But again, that conversation's not even come up because I'm just highlighting the logo. They're leveraging my property, and I'm leveraging their platform because it has traffic.

[Chat Moderator]

Right.

[Reuben]

And again, if the assets take it down below. Oh, yeah. These are our templates that we use for marketing. Happy to take off the phone number if that's a problem for you, but it's not going to be a bigger deal than that because that's all it is. These are our templates for marketing. You go on our Google Zillow rental manager there. This is also there. You go on our website. This is all there. This is my marketing on your platform. That's all that this is. And again, and making it very subtle. I'm not making it contact us. I'm just making it here. Hey, this is our website, by the way.

[Chat Moderator]

Right.

[Reuben]

So just want to give you that. Those kind of gems that again, you're listing two listings can coexist. One is for availability, and then one is for searchability. And do not sleep on the Google business page. Make sure your copy reflects as well. And now I'm open for questions. My goodness. How was that? You guys got a little treat.

[Mark]

Amazing. Everybody is absolutely loving it. Can we all please just show Reuben some love in the. In the chat? Just say, thanks, Reuben. We do have questions. I'll scroll to the question. And again, the cool thing about the questions tab, everybody, if you, if you hit that little question mark button that's next to the. To the chat is this a little emoji at the bottom. If you're watching on the mobile, you can vote up or vote down your favorite question. So if there's a question that's come in, and if you're a little bit shocked shy about opening them, you can go in and vote the one that you think should head to the top. And while we're doing that, let me.

[Reuben]

Just have a quick. Let me.

[Mark]

Let's have a quick look here. So Ellie said, thank you. Joe said, thank you. Elizabeth, thank you. Bob said, thank you. Mark. Thank you. April. Thank you. Okay, so the first question that. That has jumped to the top, and I'm gonna make sure that you all vote for the ones that you want me to ask so you gotta, you gotta vote. This has come from Emma. Can you provide some guidance on how much we should discount for when we're talking about the monthly stays? How do you work? I think when we say discounting, I think it's basically how do you price it up for, for your business? And again, I think that the, the context is, is that when you start going down the home relocation route, it's, it's a whole of a ball game here, right? So how do you normally go about pricing of these monthly stays?

[Reuben]

Yeah, no, that's a, that's a good question. So first I, I want to make sure that you know what your numbers are, right? Because at the end of the day, you're a business, you got to know what numbers will make you most profitable. But at the same time, you got to also understand where the marketplace is, right? So a good rule of thumb for that is if you're brand new to your marketplace, you don't know, obviously there's a lot of data out there that will show what people are willing to pay for the short term rental, right? So you can use price logs, you use air DNA, that's one thing, right? But more importantly, if it's more front facing, user intensive, you can kind of go, you can go furnish finder, you can go Airbnb and see, okay, pick three properties that are kind of like yours and see how much they're actually charging. But are those properties, do you have the guest favorite? Are they top properties? Do they have a lot of reviews? Because that will let you know. The reason this is important is someone can be listed for $10,000 a month and have zero reviews and zero books. And it's like, okay, that's not working, right? So if you look at the top operators, the top properties, the super host or the look at those properties and when you look at that property, you say, does it finish like mine? And that will also give you some real time data as well. Now there's aggregators of data like air, DNA, et cetera, that's one thing. But there's mash visor, there's furnished runner on the front end where you can do it yourself, get the data first before you make a decision. Then what I do in the insurance space, it's very, it's very, it's down to a science. In the insurance space, it's, there's a budget that is allocated for the family that is displaced and that's based on what we call loss of use. And that's typically 25% what that home value is worth. Now you might say, Reuben, I don't know what the home value is. I don't know where they're coming from. Well, it's fine. If they're coming to a property that's yours, they're. They're going to a like kind property, which means your Property is worth $100,000. It means their loss of use. They're coming from a like kind home. That's also $400,000. It would be 25% if you take $100,000.

[Chat Moderator]

Right.

[Reuben]

Which is 25% of $400,000. Right. That's just an example. And you divide that out by 12 months, what do we get? He's got, he's got the calculator. $100,000 divided by 12. We got about $8,333 a month. That's a good baseline to actually understand where you would land. Now check and verify if that data checks out. If you were to try to book an Airbnb light kind, yours, your quality and book for 30 days, where would you land? Maybe you landed 11,000, then you're down. It gives you the confidence that, okay, great. I've looked at the data online. I've actually looked myself as if I was a consumer that's about to book for 30 days. And I've done the coverage d you know, math. And it all checks out around that. And if you want to be even more particular, take an average of those and divide them together and see where you land. That would be a great starting point that I would do.

[Mark]

Love it, love it. Really, really good. Okay, so next question. Jeff Brantley, thank you very much for the question. What advice can you share with me on how to long distance mtr? I live in Charlotte, but have a property in Chicago, Illinois.

[Reuben]

Team. That's all it is. Your team does not have to be a huge team, but you're definitely going to want to have a, a cleaner because that's going to be your main thing. You're, you're. And then a handyman and then someone who can open up doors. I use a lot of agents. I, as a matter of fact, when I'm showing my corporate clients, I pay an agent like 25 bucks to just walk the property. That's what they do. Notice. I'll go their theme, it's what people do for a living. If you show homes for a living, then I will hire that person. That's all that it is. Being able to pick up the phone who not how is the right thing. You have to Build that. We've done it multiple times. You always want to ask for proof and receipts. There's a lot of good tools like breezeway or turno. Because you're out of state, you want to be able to see some pictures. But what I would even highlight and recommend to you is recommend is hiring a second person that's a quality assurance person that checks on the cleaner's work. Because if someone knows you're out of state or they realize you're not around, trust me when I say this, it's only a matter of time you start getting burned when they start cutting corners and invoicing you for the same amount. So always have somebody that checks up on the person that did the work. Hey, I had a handyman do that work. He sent pictures. Great. And then I had the cleaner go after. Can you just check that he did the work? Oh, yeah, it looks great. Got it. Not having a quality assurance person that's out of town, that's gonna be pay like 50 bucks. Whatever the amount is, respect your marketplace. And they check on the cleaners work to make sure it's actually clean because you want to have that feedback loop when you're out of state. They're your eyes on the property when you're not there. And last but not least, make allies with your neighbors. Let them know what you're doing. You don't have to be secretive about it. I, I believe in this space, everywhere we go, neighbors know our names, they love us. They know we're perfect professionals and we take good care of them. We'll send them gifts during the holidays because there are eyes as well. They see something's wrong, you want them to be there, and you want to have allies who are looking out for your property as well. So that's how it is. That's your team right there.

[Mark]

This is a really good one. It's like a kind of a two part question. So Tom asked, how do you get around Airbnb not allowing duplicate risk listings? Slash from Mark. If my property is 50% booked for the next three months, how do I leverage that, that duplicate listing for longer term bookings? Two really good questions in there.

[Reuben]

Okay, perfect. So let's cover the first one. How do you get around Airbnb not allowing people get listings? You create two separate accounts. I think that's, that's the thing, right? Because before I used to say, hey, have two lists on one account, then they started to have access. I think they're leveraging AI to say, hey, these pictures are the same or this is the same listing. And they'll take it down, right? They'll tell you that they're going to take it down, but they're not doing it at the account level.

[Chat Moderator]

Right.

[Reuben]

And I'll let's not yet, right. Because something might come up. That's the beauty of these platforms. It's dynamic, right. So as of today you can have separate accounts. Again, another way I would get around, if you're really like, oh, like this is like I'm really not sure, then take two different sets of pictures, right? Because there is a way that AI sometimes can track the type of pictures of JPEGs that they're all the same. I don't know the tools they're using on the back end, but then have two different set of photographers if it gets to that point. And you're basically just to give you.

[Mark]

An insight, what they're doing is they're reading. So every single picture that you upload to the Internet has got a tag, right? It's got a bit of code that's implemented in the background and all AI is doing is reading the code. So if you upload the same picture twice and two different places, it is going to flag that. But like, like you say, Reuben, if you just take one set of pictures on an iPhone, just give you a really simple way to do this. Take a load of pictures on an iPhone and then take a load of pictures on a Samsung or a Google or whatever device that will have different code when you upload it. And again, if you just do it and be smart. Different angles like the way Reuben showed you in, in those ones is that the DSTR demographic, the STR STR avatar will be looking for different things than what the monthly stay avatar will be looking for. And you just put that in the different. In the different accounts. And again to get around the accounts thing like Ruben can, if you really are really nervous about this, just do you under your name that the STI under your name and then have like your partner have the MTR1 and have their picture so it looks totally, totally separate. So again like that's how they, they track it from an AI point of view.

[Reuben]

Yeah. And so Mark's point, like me, the corporate account is a corporate account. Corporate email phone number could be yours or someone else's partner, some, you know, a different number for the business. Right. And it's two separate entities. Remember like there's the personal and then there's an entity here in the US the entity is a separate ein number everything, right. Social Security it's different than the human being. So it's completely kosher to say, this is my business account, this is Reuben's account. Two separate entities, right? The second question again, Mark.

[Mark]

So this one is a really good one. So Max, STR property is fully booked for the next three months, obviously, because it's summer season, right? It's summer season in the Northern hemisphere. But how can you. On your MTR monthly stay listing, how can you not have. How can you still have that show even though you're fully booked? So basically, how do you go about it in the calendar settings?

[Reuben]

Yeah, yeah, sure. So remember, the sd, the STR, and the MTR listings are not connected to each other. That's very important for you to understand that, because traditionally, if you have two listings, we have two listings, right? Remember you're renting the top and the bottom. And then when the listing gets booked at the top and blocks on the bottom, like whatever that situation might be, you are not connecting the two. And I know that there's PMS offers that can do that. What you are doing is continuing your business on the ester with three months. But for those exact same three months on the MTR listing, it's wide open a for the entire year. You remove instant book. Let me say that one more time. You remove instant book. If you're leveraging that right. One more time, you remove instant book. Inquiry only. I'm treating my MTR listing like an ad. Why is that important? Because do you know how many times, depending on who is on here, maybe you have multiple properties. Maybe you have one or two. Do you know how many times I've received an inquiry for one property and I submit the Airbnb link of another? Why? Because Airbnb will let you do that, right? Because they'll let you send their own links. Or you can say, look us up. We do have availability, but not on this one. And if they do look you up or contact you and you have an alternative, do one of two things. Send them another listing.

[Chat Moderator]

Right.

[Reuben]

Or connect to another partner. Tier 2 operator partner, right. Get a referral fee and continue to grow that way. You're treating the MTR listing like an ad. It's not something that can be booked. It can be booked if it is actually available. But you're treating it like a point of entry of like, I'm willing to do business with you. I'm always open business, and we should always, always be open for business.

[Chat Moderator]

Right?

[Reuben]

Does that make sense?

[Mark]

Very quickly on that one, do you. In the settings of the calendar of Airbnb for your monthly stay. 1. Do you have a minimum stay up of like 30 nights or 45 nights or do you keep that open as well? How do you sort of do that?

[Reuben]

Depends on your demand. If I'm Mark and I have three months and I'm booked, I'm probably going to be aggressive into a 30 day stay because if I get like a six month inquiry, then we're talking it. So basically there's a toggle. If you lack occupancy, reduce it to 10. 10, 7 is a good sweet spot because would you take a week booking if you're low? Yeah, but you don't want it to compete with your SDR booking because now you're, you're managing two listings where one you can take two days and another can take two days. So you always want your empty listing to have the higher kind of minimum. We'll go as low as 7, but usually our average is 10 days. If you. The reason I say 10 days is because if someone wants to stay for 2 weeks and your minimum is 30 days, will you show up in a filter? You won't.

[Chat Moderator]

Right.

[Reuben]

So that's very important that you toggle with respect to where your business is. If you're on high season, peak season, your STR is a slam book. Then toggle it up to 30. If you start like, hey, you know, things are slowing down a little bit.

[Mark]

Toggle it down and again you, you want to be looking for your MTR account. And again you got to get the mindset of you've got an STR and an MTR account. For your MTR account, you want to treat it like a furnish finder. So if you've ever done a listing on Furnish Finder, you will know exactly what we mean in the uk, there's, you know, again, use chat GPT to find the equivalent in the uk, but you've got to treat that MTR listing like a, like submitting something for Furnish Finder where you, you set it up, an inquiry comes in and you decide if you're going to go for it or, or not. So it's definitely like two ways to look at it. And it's really hard when you first start it. I'm not gonna lie, it's very hard because you've always, with Airbnb, got that, that short term rental mindset of I'm creating this for a short term rental crowd. But like I said at the start, and I said this yesterday, and on Monday, the Wednesday session is going to show you how to have your cake and eat it. And Reuben has just laid out the, the foundation there. A little quick follow up from Mark, if you don't mind and then we'll look to wrap this up. I got that about removing the Insta book. But if someone wants the next six months and I'm 50 booked for the next three months, how do I cancel? Penalty free. So this is, this is obviously one that comes up a lot. How. And again, let's just. I'm sure again, Mark, tell me if I'm wrong, but I, I know that you've got more than one property here. So like Reuben, how would you sort of answer that sort of inquiry that comes in?

[Reuben]

Sure. There's two things that we do on the SDR listing. We make sure we don't over extend ourselves.

[Chat Moderator]

Right.

[Reuben]

So I would probably never be overextended for three months. Unless if I'm saying, oh, this is the estro. So for example, I have a vacation rental that specific vacation rentals will start getting bookings all the way up to August. Like right, ready, keep booking. Right. We're not doing this play. But if I'm doing, if I'm in a market where I'm like specifically want to make sure my MTR listing is the primary forefront strategy and SDR is secondary, then I don't overextend my str because the way I look at my STR book listing is, is that follows. It's almost like when you know when you're, you fly on standby, no plane ever wants to take off with empty seats. Right. I'm not sitting around waiting for MTR relocation insurance companies and not making money. What I am doing is still making money and hosting guests, but not to the point where I will be overextended. So that if I do get an inquiry that's super juicy. Now I've put myself in a tough position where I have to cancel.

[Chat Moderator]

Right.

[Reuben]

So what I do is I typically only allow folks to stay within a 30 day window. Now that 30 day window wasn't just made up in thin air. It was based on my lead time in respect to my marketplace, which you can find your Airbnb settings of your metrics. It'll show you kind of what's your lead time in the marketplace. I like to stay within that sweet spot of 30 days because it means, remember, if someone's looking to stay for the next six months, could I get them to wait two weeks? Possibly. Matter of fact, I had a family wait two months. I've had a family one a month. So we now what's really good is if you are doing SDR bookings and you're not slammed back to back, you can even have them walk the property on the days where it is vacant and then set the move in date to be in two weeks or the following week.

[Chat Moderator]

Right.

[Reuben]

But what happens if you're accepting bookings the way you would traditionally do in B2C? Then yes, it does add a bit of a challenge. Then go ahead and cancel. It's easier to cancel one or two rather than five or six. And what we do when we're canceling one or two is we actually, this is the script. Take this down. We say, hey, Mark, thank you so much for reaching out. Unfortunately, just found out that we will not be able to host you. And because this has created a huge inconvenience for you, we've actually gone out of our way and found three alternative listings on Airbnb within the same price range and same same area so that you can go ahead and actually book elsewhere because we don't want you to not have a place to stay. We recommend you doing this quickly because we actually don't have your money right now. Airbnb does. So if you do cancel this, you'll get your money back and it will unlock yourself for you to be able to book the listings, the dates that you actually want. We're more than happy to actually work with you in Airbnb to make sure you get 100% refunded, the amount that you pay for when you do that. You're not just canceling, you're providing concierge service. We're saying, hey, listen, we understand we've inconvenienced you, but we've actually found like kind listing in a similar type budget in a similar area for the exact same time frame. We did that work for you. And by the way, we don't have your money. So it's in your best interest for you to cancel because Airbnb has your money. We don't get your money until you check. And when they understand that and you educate them on that, they're not thinking about, oh, no, you need to cancel the host. You kind of taught them. Now if they do push back, we've had a few folks push back. When you call Airbnb, you use the same language. I want to make sure my guest does not gets their full refund and is able to book because we're unable to host them. That's a very different conversation than you saying, hey, by the way, I need to cancel this guest because I have another account that I made, by the way, and I got to host that family because it's going to make me more money. You're ran into a. Do you see that? It's all perspective. You have to tell the story and benefit and they'll thank you, Airbnb, like, thank you so much for being a responsible host. Thank you for letting us know. We'll see what we can do. But typically, 90 of the time it works because you're educating our guests what happened and what needs to happen next. Does that make sense, Mark?

[Mark]

Yeah. No, 110, and I was really clear on that, is that it's not you going in and just canceling the booking, because then you will get yourselves in all sorts. You've got to make sure it's the guest that does it. You can't do it via a message on the Airbnb app because they will read that and go, hey, you got to give them a call, human to human and just, just explain, you know, so that's key. That's massive. Final question then, and we can do a super quick one and then we'll let you go. And it's, it's about, you know, getting in front of insurance companies, getting in front of these relocations. How can you do it without being made to jump through loads of, loads of hoops? What's like your quick and dirty, just super quick way of getting in front of these companies and like, sort of position yourself as like their go to.

[Reuben]

Yeah. So there's two things I think. One thing we didn't talk about today is they have portals and databases where it's really important. It's. They, they actually struggle to find people who will be flexible on their terms.

[Chat Moderator]

Right.

[Reuben]

Flexible extension, pet friendly, short term stays. Right. So you need to be easy to do business with by actually going to them, their databases and dropping your property. And that's number one.

[Chat Moderator]

Right.

[Reuben]

Number two is when they do reach out, you need to make sure you're so quick with your proposals and on time, where you give them exactly what they want. You know what they're looking for, all of your terms, their security deposit is there, extensions, what are your fees, etc. You put that into one bucket and then you, when you have the ability to show you move very quickly and that you close, then you open up the door and you specifically ask for the businesses, hey, by the way, I happen to have other properties. Or, by the way, what is the best way for us to do this again, because I know you're trying to help a lot of families out, and would you be able to forward my information to one of your colleagues? And really, when you're getting on these calls, and I really, really would. When. When you relocate a family and you have their contact information, just get on a call to understand how this company works, because it's your best. You don't know how to play until you understand how they're moving.

[Chat Moderator]

Right.

[Reuben]

And you need to understand how they're going about it. They have a list that they can send you if they have, you know, they're looking in your area. If they just cover one insurance company. I had a. It basically ask very good questions and make it very clear that you want to do this again and make it very clear that you are an extension of them and you want to provide as much flexibility and you want to be so easy to work with, because guess what? They don't hear that a lot in the marketplace when they're picking up their phone and they never work with someone. They have to re. Explain to them that, hey, by the way, this is who we are. This is how we work. And if you let them know, hey, by the way, I've looked you guys up. I know who you are. My partners, my associates. You can even put me in there. Ruben told me you guys work all the time, and my partner has worked with you guys. I'm very open to being flexible. Then you open up that door for more repetitive business, because what do they do for a living? Relocate families for a living.

[Mark]

Love it. Okay, that's it, everybody.

[Chat Moderator]

We've.

[Mark]

We've. We've gone over our time. Reuben, I really appreciate every single bit of gem you've dropped. People have obviously got questions, and people on the replay will have questions. Where can everybody go to find out more, ask you questions, and, you know, maybe even work with you as well, please?

[Reuben]

Yeah, so I'll go ahead and I'll drop them my free blueprint. I don't know where you want me to drop this if you want me to drop it in the chat, but it's on my website. Experimentrealestate.com forward/, MTR.

[Mark]

Yeah, please pop it in the chat. That'd be amazing, because then people can watch that. Yeah. And then I'll see if I can pin it. That'd be cool if I could.

[Reuben]

I think it's in the. Oh, this is in the. Ask a question. Oh, there you go. Yeah. So, yeah, just grab. This is a free blueprint that talks a lot about what we discussed and I just dropped it in the chat there. Amazing. Grab your free blueprint and you know, I, that's the best way you can stay in Touchdown on my list because I do a lot of pop up workshops like these. Obviously I have a mastermind group there as well. So if you're interested, you know, once you get on my email list, just email in and we'll give you the details for that. If you're interested, if you don't want the learning to stop, that's how I say amazing.

[Mark]

All right, Reuben, thank you so much for this. Can everybody please just put thank you Reuben in the chat again? I'm, I'm looking at it on the phone because the screen won't let me do it. But this has been fantastic. I left a little poll in the.

[Reuben]

WhatsApp and yeah, drop me on, on Instagram. If you're on Instagram, take a picture of this right now and maybe I'll do a little special giveaway or something forever. Tag me on Instagram, like a free consult or something like that.

[Mark]

Show the love. Take a little screenshot of, of me and Reuben here and go tag him in. What is the handle again for the old Instagram?

[Reuben]

Ruben, Kanye. Ruben Kanye. Underscore. Right? That's me.

[Mark]

That's one.

[Reuben]

Type in my name. I have the green background there. And let me know any gems that you got from this. The reason I say that is that we spend a lot of education online. There's a thousand plus videos that we have and usually it's based on the question that you're asking. If you had an insight or gem. It lets me know the things I should really be focusing on. So if you want to put that in the story on Instagram, that'd be cool. I'll be looking forward to that today. I'll look forward to seeing some posts there. That'd be great.

[Mark]

Yeah, so the, the, the Instagram handle. R U B E N K A N Y A with a little underscore at the bottom. I'll pop it in the chat so you've got it. And I'll also pop it in the WhatsApp chat as well. Go and take a screenshot or post up a story, tag in Reuben in there and just to show some love because again, we've done so much in here. So Bob said. Thank you, Elizabeth. Thank you, Anne, Mark, Tom, Emma, Joe, Jen, Karen. Again, so much love in the chat, which is fantastic. Thank you so much for everybody for tuning in. This is obviously available on the replay as as always. And this is the end of the boot camp three days. I really wanted to do three sessions that are all around the same topic and I feel like the overwhelming feedback I've had From people with WhatsApps and emails is that that's the way to go. So I've been planning the next one and I feel like we're going to do it the first week in October because that's going to be the ninth birthday of Boost le. So I feel it'd be cool to do something then and I'll have a little think of the topic. I may do something on AI, but I will, I'll have a little think over the summer. But for now you need to go and do your admin now. This is what Ryan said. So many people are thinking about their Q4 and their Q1 of 2026. So if you can go and do the admin now, set your, your Airbnb up, you know, set up your pictures, get, get your things, get all the ducks in order as we say in the uk, start reaching out relocation companies, utilize chat GPT to find your version of Ale and etc. If you can just start doing that now while the summer like Mark fully booked for the next three months. Fantastic start to now plan for September for October, November, December, January and this is a great way of filling up those spots. So I'm looking forward to seeing your wins from it. Reuben, any final.

[Reuben]

Yeah.

[Mark]

Words of wisdom you want to leave us with?

[Reuben]

Yeah, thank you for giving me the opportunity to say that. Because guys, I go a lot of conferences, I educate myself a lot, I'm a student of the game and I will say if you take, you know, one per take this in chunk size, right? There's a lot of information but take one action every day and every day. If every day is overwhelming, win the week. I say that a lot. Win the week. And because you'd be surprised if you just, you know, one Google, Google page set up, right? And then you ask for one review of your peers, right? And then you set up the duplicate listing. Then you do that. You'll see your months, your quarters and your years will change before you even realize it. But don't get overwhelmed and not take any action. Take one little tidbit. Even one nugget from this that you implement will change the game for you over time. And I can't express enough how important it is for you to compress the amount of time for you to take action. Even today you can do a little thing that will then give you that Momentum. I'm telling you, it's, that's the best thing I can offer. And we're still tweaking our business still today, making these fine tweaks here and there. So we're no different. Just one tweak, 1% better every day.

[Mark]

I'll tell you what mine, I'll tell you what mine is from today is monthly rentals. The, the, the, the Google trend that you showed us from Furnish Finder that root monthly rentals was replacing midterm rentals in marketing and search, which makes a ton of sense. You know, Joe, Joe blogs. Joe Average doesn't know what midterm rental means, but monthly rentals, they know what that is. So, yeah, that is a really important one. I feel everybody, when you come to create your, your, your MTR Airbnb account, put monthly rentals in as many times as you can, because that's obviously a big keyword because Airbnb ranks really well in Google as well. So all of that is phenomenal. Make sure you billboard your listings. And again, I feel like the, the big vibe that has come out of this. 3 days start to look for properties, 4 to 6 beds, less is more. You know, you don't need to have the, the pickleball court, the, the golf course and your back garden. You know, it's a total different game, this MTR game than the short term rental game. Because everybody now is trying to create these OMG Airbnbs for like the, for the short term game with the empty, with the MTI game, with the monthly game. It is just creating that home from home vibe. And if you can do that well, you make the connections, make the contacts, you're going to do well, just like Reuben has done, just like so many of us have done. So I really hope that you've taken summit from it.

[Reuben]

Right.

[Mark]

I gotta go get the kids from school. Reuben, thank you so much for joining me today. I look forward to meeting you in, in real life as soon as possible. All right, my man. Take care. Thank you all.

[Reuben]

Thank you guys. Win the week. Win the week.

[Mark]

Gonna get it on the Bruce Lee podcast.

[Reuben]

Bruce Lee, like Bruce Lee.

[Mark]

Cause it's so hard and the tea.

[Reuben]

Is loose leaf Making up those rhymes.

[Mark]

Don'T write it, just do it loosely.