The Science of Flipping
Episode: Real Estate Investing for Beginners: From W-2 Engineer to 130 Units | Joey Mack
Host: Justin Colby
Guest: Joey Mack
Date: November 7, 2025
Episode Overview
In this episode of The Science of Flipping, Justin Colby interviews Joey Mack—a standout member of the REI Live community who transitioned from being a W-2 engineer to a full-time real estate investor with over 130 units under his belt. The conversation offers actionable insights for beginners, focusing on the importance of taking imperfect action, networking, building long-term relationships, and shifting from income generation to wealth building via rental properties. Joey’s journey is a blueprint for anyone seeking to break into real estate with limited capital and experience.
Key Discussion Points & Insights
1. Joey's Origin Story: From Engineer to Investor
- Catalyst: Joey was inspired by Rich Dad, Poor Dad in college, prompting him to rethink his engineer path and seek financial freedom through real estate (02:58).
- First Steps: He invested in training programs (Sean Terry, Justin Colby, Kent Clothier), listened to podcasts, and started taking action with zero prior deal experience (03:40).
- Quote (Joey Mack, 02:58): “I finished school and I had been—I mean, I bought...the Rich Dad program…and then I started this process, got on podcasts...That's how I started.”
- Imperfect Action: Joey emphasizes jumping in without knowing everything: “I knew nothing as far as doing a deal whatsoever...it's about action and just doing it” (03:58).
2. First Deals: Learning by Doing
- First Deal Mistakes: Used the wrong contract for a pre-foreclosure in Colorado but found guidance through building relationships with buyers (05:13).
- Importance of Relationships: Initial buyer eventually became Joey’s roommate and business partner—relationship-building was as valuable as doing the deal itself (06:31).
- Quote (Joey Mack, 08:55): “All my best deals have come from consistent follow-up and building a relationship with the seller.”
- First Profit: Made $5,000 gross—more valuable as proof of concept than for the money itself (09:21).
3. Building Momentum: Deals, Networking, and Transitioning Out of W-2
- Networking: Joey hustled through diverse lead flows (Craigslist, MLS, personal connections). He highlights the necessity of intentional networking beyond exchanging business cards (06:41–08:55).
- Quote (Justin Colby, 07:04): "Not every meeting is a direct connection to a paycheck, but every meeting has potential to be a direct connection to a paycheck."
- Gorilla Marketing: Emphasis on following up and maintaining relationships with leads and fellow investors (16:19).
- Quitting the W-2 Job: In 2025, Joey finally leaves his engineering job (13:22), sharing the challenge and fulfillment of working harder but being happier:
- Quote (Joey Mack, 13:22): “This year is when I pulled the trigger in April...it was nerve wracking. I think I've put in more hours…but it's more fulfilling. I'm happier.”
- Benefit: More family time, better work/life integration.
4. Scaling Up: Rentals and Property Management
- Rental Journey: Progressed from buying his first single-family rental to seven doors, then making the leap with a partner to manage 125+ units (19:57).
- Quote (Joey Mack, 20:08): “We just partnered…on 125 apartment units…It was another one of those networking connections.”
- Role Shift: Does property management as a stake in deals, leveraging systems, hiring maintenance, and planning to scale (22:45).
- Caution on Scaling: Justin advises against spreading too thin and urges building operational depth before adding complexity (21:42–22:34).
5. Lead Generation, Follow-Up, and Mindset
- Bootstrapping Beginnings: Joey started with minimal marketing (about 1,000 mailers/month), then pivoted to no-cost networking and MLS hunting (25:23).
- Follow-Up Strategy: Persistent, long-term relationship-building and systematized follow-up lead to deals that others miss.
- Fourplex Deal Example: Joey followed up for 3 years before finally landing a lucrative deal when the owner had an event (flood) and was finally ready to sell (28:58–29:53).
- Key Takeaway: Event-driven business—timing is everything, and follow-up is essential:
- Quote (Justin Colby, 28:00): “The time that you reach out to that homeowner...needs to be at the same time an event is happening and that's it.”
- Mindset and Rejection: Joey likens his resilience to his jiu-jitsu training—showing up consistently and remembering all sellers are just people. He overcame fear of looking foolish by embracing persistence and learning from mistakes (33:53–35:06).
- Quote (Joey Mack, 35:06): “I just started saying, okay, well, I'll just have the conversation and if it doesn't work, it doesn't work.”
6. New Ventures and Looking Ahead
- Systems & Scalability: Joey's focus is shifting from hustling for each deal to building systems so he can scale and delegate effectively (42:09).
- Market Outlook: Both Justin and Joey predict that market shifts (interest rates, balloon payments) will present opportunity for prepared, active investors:
- Quote (Joey Mack, 44:28): "We're starting to try to shift from just the single family and more...look at the multifamily...I think there's some serious opportunities that are coming for those that are just doing it every day."
- Encouragement for Beginners: Justin and Joey urge listeners to take action, stay consistent, and prioritize “getting in the room”—being around active investors and mentors, such as through the REI Live community (39:37).
Notable Quotes & Memorable Moments
- On Action Over Perfection:
- Justin Colby (04:09): “There’s a lot of people out there...who continue to be a student, which is great. But if you don’t do anything, then you’re going to be a lifelong student and nothing in your life is actually going to change, right?”
- On Relationships:
- Joey Mack (08:55): “All my best deals have come from consistent follow up and building a relationship with the seller.”
- On Persistence:
- Justin Colby (30:05): “If you don’t ask, you won’t receive. There’s just nothing there. You got to put it out there and be willing to get rejected.”
- On Mindset:
- Joey Mack (35:06): “I just started saying, okay, well, I'll just have the conversation and if it doesn't work, it doesn't work.”
- On Systematizing and Scaling:
- Justin Colby (42:39): “Just make sure you build down before you build up…If everything lands on Joey, there’s just a tipping point where you can’t carry all the water.”
Important Timestamps
- 02:58–04:09 — Joey’s real estate catalyst (Rich Dad, Poor Dad) and first steps
- 05:13–06:41 — First deal mistakes and building relationships
- 08:55–09:42 — Relationships as the foundation of real estate
- 13:22–14:24 — Quitting W-2; challenges and fulfillment of entrepreneurship
- 19:57–20:21 — Transition to rentals and property management; scaling up
- 25:23–26:20 — Low-budget marketing and guerrilla lead generation
- 28:58–29:53 — The 3-year follow-up that landed a fourplex deal
- 33:53–35:06 — Overcoming fear and learning through action
- 42:09–43:19 — Business building, systems, and moving beyond solopreneurship
- 44:28–45:00 — Opportunities ahead in a shifting market
Conclusion & Final Takeaways
- Take Imperfect Action: Waiting for everything to be perfect keeps you stuck—Joey’s story proves learning happens in the doing.
- Network Intentionally: Long-term relationships are critical. Every meeting is a potential deal source—even years later.
- Follow Up Relentlessly: Many deals require consistent, sometimes years-long follow-up.
- Build for Scale: Once you achieve stability, invest in systems, delegation, and scalability.
- Prepare for Opportunity: The biggest wins go to those who are active, consistent, and ready when the market shifts.
Connect with Joey Mack:
- Facebook: Joey Mack
- Real Estate Page: Mac Buys Real Estate
For resources, coaching, and a supportive community, check out REI Live.
This engaging episode is a must-listen for real estate newcomers and veterans alike, filled with practical lessons, honest stories, and motivational insights into building a real estate empire from the ground up.