For licensed real estate agents ready to trade cold calling for inbound leads.

Pull 10 to 50 qualified buyer and seller leads a month from YouTube.

The AI-powered system that produced $1.5M in YouTube commissions for one Southwest Florida agent. Now being installed for a select group of agents.

AI does the research, scripting, SEO, lead magnet copy, email sequences, and thumbnails. You record and publish. In under 3 hours a week.

Enroll · $1,997

Or $399/month × 6. See payment options.

Limited seats available.

As verified by

RealTrends Verified

eXp Realty Brokerage

Top 40 Florida Team

$87M Annual Volume

170 Verified Sides

Three houses my first year.

By John Garuti Founder, Team JG · RealTrends Verified Top Team, 2025

I'm John Garuti. I sell real estate in Southwest Florida.

Last year my team closed 210 transactions and $87M in volume. We're ranked in the top 0.3% of real estate teams in the United States by transaction sides, RealTrends Verified.

I'm not telling you that to impress you. I'm telling you because of where I started.

Six years ago, I got my license. January 2020. COVID hit a few weeks later. I did nothing for five months. Closed 3 houses my entire first year. Three. That's not a business. That's a hobby.

I was in what I call the DoorDash phase. Wondering if I'd made a mistake. Wondering if my wife was wondering the same thing.

Everyone around me said cold call. Door knock. Work expireds and FSBOs. Call your friends and family.

Here's the thing. I didn't have any friends and family to call. I'd just moved to a new town. I had no sphere. Nobody to lean on.

So in September 2020, I picked one thing. YouTube.

Not because I'd figured it out. Because I had to do something. And I'd decided to go all in on one thing and see if I could make it work.

I had no idea what I was doing. I wasn't an entertainer. I didn't have a team. No fancy cameras. No editor. No plan. Just a smartphone and the decision that I was going to keep going.

I made videos anyway. Week after week. Week after week. Week after week.

Christmas week of that year, I was visiting my in-laws in Virginia. Far from home, eating leftovers, definitely not working.

My phone started ringing.

Seven calls that week. Then an eighth. All from people who'd watched my videos back in Florida. All of them approaching a real decision.

The first 4 of the 5 I toured, I sold them a house.

That's when I knew.

Year two: 42 houses. Year three: 72 houses, and I started the team. Year six: 210 transactions, $87M in volume, 30 hours a week.

One mechanism. Built on one thing I committed to. And most agents trying this mechanism today are doing 2 of 3 things right and still getting nothing.

Attribution Data · 2021 → 2025

Five years of YouTube commissions:

Year Commissions From YouTube

2021 $200,000

2022 $240,000

2023 $290,000

2024 $350,000

2025 $420,000

5-year total $1,500,000

2026Q1 only $300K+

5+-Year total and growing One marketing channel, compounding for five+ straight years.

100+deals

$1.8M+in commissions

One marketing channel. Less than 6 years. I work on it less than 3 hours a week now. It produces whether I show up or not.

Enroll · $1,997

Or $399/month × 6. See payment options.

The Old Playbook

The real enemy is the old playbook.

You've been told cold calling works. Door knocking works. Expireds and FSBOs work. Zillow leads work. Your sphere works.

Some of that is true for someone. It's not true for most agents trying to build a business today.

Zillow leads aren't cheap anymore. A single lead in a cheap Cape Coral zip code runs $250 or more. That's one lead, not a closed deal. New agents can't scale that on a starter budget, and the moment you stop paying, the leads stop coming.

The sphere-of-influence playbook tells you to call your friends and family. Your best friend wants the top agent in town, not the new guy. Even family might buy with you, but they won't list their home with a new agent. And if you moved to a new area, you don't have a sphere at all.

The old playbook was built for a market that doesn't exist anymore. 87% of real estate agents fail in 5 years. That's not an accident. That's the playbook.

The industry is telling you to work harder. What if the playbook is wrong?

This isn't "better marketing." It's a different category.

A hyper-local YouTube channel, built correctly, is the only lead source in real estate that becomes more valuable every month without requiring more of your time.

If that's true, every objection you have about YouTube falls down. Cost, time, effort, confidence, results, all of it.

Cold calls don't compound. Paid leads don't compound. Zillow leads don't compound. When you stop paying, they stop coming.

A local YouTube channel is an asset you own. Every video you post in month one is still there in year three, pulling people into your pipeline.

The agent who owns the local authority position in your market six years from now will have a permanent advantage over everyone else. That position is going to someone. The question is whether it's you.

The three reasons YouTube hasn't worked for agents.

It's never one broken thing. It's an incomplete system.

H is for Hyperlocal Intelligence.

Most agents try to compete at the national level. "How to buy your first home." "The state of the market in 2026." That's where it's saturated.

At the hyperlocal level, it's empty. Go search YouTube right now for "living in [your nearest town]" or "moving to [your county]." In most markets you'll find a few half-hearted videos from agents who gave up.

The algorithm doesn't want another realtor talking about the national market. It wants the person who can tell a family relocating from Ohio exactly what it's like to live in one specific zip code.

Pillar one: pick a geography small enough to own, and become the obvious result when anyone searches about moving there.

A is for Authority Content.

Authority isn't just knowing your market. It's sequencing what you know into a series that buyers can't stop watching.

One video answers a buyer's first question. The next answers their second. By the fifth, they've watched everything you've made and they're ready to book a call.

Most agents post random videos. Inside LAE, you learn to build a series that moves a buyer from their first Google search to ready-to-transact, across 5 videos they binge in one sitting.

Pillar two: news-desk credibility, sequenced into a binge-worthy path to your calendar.

C is for Conversion Bridge.

This is where 95% of real estate YouTube channels die.

A view by itself is worth nothing. A view that becomes a conversation is worth $8,000 to $12,000 in commission. The only thing that matters is the bridge between the two.

Most agents on YouTube have no bridge at all. They post and pray.

Inside LAE, you build yours step by step with our templates. Videos go up, leads opt in, conversations start, appointments get booked. That's the system.

Pillar three: the mechanism that turns search traffic into booked appointments.

The mechanism that turns search traffic into booked appointments.

This isn't a prompt pack. It's a system.

Prompt packs hand you ChatGPT inputs and wish you luck. LAE installs the operating system (research, scripts, publishing, conversion, analytics) with AI doing the work at every step. You're not operating prompts. You're running a business.

The AI operating system that runs your content for you.

Most YouTube training teaches you how to do the content work. LAE installs AI to do the content work for you.

You record. You publish. You approve. That's the whole job.

AI does the keyword research. You pick the ones you want to target.
AI writes the scripts in your voice. You record.
AI writes the titles, descriptions, tags, and chapters. You copy and paste.
AI writes the lead magnet. You review and approve.
AI writes the email and SMS follow-up sequences. You approve.
AI writes your social repurposing for Facebook, Instagram, and LinkedIn. You hit post.
AI interprets your analytics and tells you what to adjust next week.

You're not learning how to be a content creator. You're operating an AI-powered system that does what used to take content agencies $5,000 a month to do.

From 10+ hours of content work a week to under 3 hours of recording and review. That's what makes this sustainable for a working agent.

Introducing Local Authority Engine.

The 6-month coaching program that installs the full YouTube lead system in your local market, powered by AI.

Live weekly coaching from John's team. Personalized audits on your actual work at every step. A guarantee that we don't stop coaching you until your channel is producing.

Other programs teach. This program installs.

What you'll have built by month 6:

Month 1

Channel set up.

Audience locked in. AI workflow installed. First playlist mapped.

Month 2

First video published.

Conversion bridge live: landing page, lead magnet, email and SMS sequences in place.

Month 3

5 authority videos live and ranking.

Lead magnet downloaded. First real conversations starting.

Months 4–6

Compounding.

First leads in your inbox. First closings on the board. The 3-hour-a-week rhythm. An asset that produces while you're showing homes.

Plus the full support stack that makes this coaching, not a course:

The H.A.C. AI YouTube Operating System

The end-to-end AI workflow behind the channel that drove $1.5M in commissions: research, scripts, titles, thumbnails, SEO, lead magnets, landing pages, email and SMS sequences. You're getting the same system John's team runs, so you go from 10+ hours of content work a week to under 3 hours of recording and review.

$2,997

Personalized Channel Audits at Every Step by Your Expert Real Estate + Marketing Coaches

Your keyword research, playlists, scripts, thumbnails, pinned CTAs, and lead magnet, reviewed by a top-producing agent and a marketing specialist at every stage. You're getting expert eyes on your actual work, so you never spend six months publishing the wrong videos and wondering why nothing's converting.

$3,000

Weekly Group Coaching Call

Twenty-four live sessions over six months with John's coaching team: hot seats, wins, stuck points, tactical adjustments. You're getting real-time problem solving, so every stuck point gets unstuck the week it shows up, not a month later when you've lost momentum.

$2,400

2 Quarterly Strategy Sessions with John

Submit your questions in advance. John answers live, twice over six months. You're getting direct strategy time with the agent who built a team that's closed 689 transactions, $300M+ in volume, and $5.6M+ in commissions, so you can pressure-test more than just YouTube. Pricing, team building, hiring, market expansion, exit strategy. Anything in your business is fair game.

$2,000

The Conversation Playbook

The exact DM-to-appointment scripts that turn YouTube comments into closings. You're getting the words that convert curiosity into a calendar invite, so you never freeze when a hot lead drops a comment and lose them to the agent who replies first.

$200

Lead Magnet Funnel Templates

Plug-and-play templates for lead magnets and landing pages, built right alongside Module 5 with AI doing the heavy lifting. You're getting a funnel that ships in week three, so you don't design from scratch or hire someone to launch.

$200

CRM-Agnostic Follow-Up & Automation Templates

Email and SMS sequences that work with whatever CRM you already use. You're getting the nurture flow that turns subscribers into appointments, so you don't switch tools or rebuild your follow-up from zero.

$200

Total value of everything you get

$10,997

Total value of everything you get: $10,997.

You won't pay $10,997. You won't pay $2,997.

Standard program pricing:

$1,997.

Pay in full, or $399/month × 6 on the payment plan.

Program pricing

Why pay in full.

Pay in full isn't about the money. It's about who you are on day one.

The agents who write the check aren't the ones who are trying to stay comfortable. They're the ones who have already decided this is the thing. And they've gone all-in. The card hits and the question is closed. The focus and energy shifts to how to win.

Plus you're saving money while getting more. That part is just smart business.

The 30-Day Head Start (my editor cuts your first two videos for you, $497 retail) is reserved for pay-in-full members because publishing momentum is the one thing you don't get without committing first.

What's included in The 30-Day Head Start:

01Professional editing on your first two videos
02Color, audio cleanup, b-roll integration, captions
03Branded title cards and lower thirds in your channel style
04Two-day turnaround per video

The payment plan exists for the agents who need it. If that is not you, don't act like it is.

Enroll · $1,997

Enrollment terms, in plain English.

You commit to 6 months. YouTube takes time to build. 6 months is the runway needed for the algorithm to see you and for your pipeline to start producing.

After month 6, your enrollment ends. From there, two things can happen:

01 Your channel is ranking and your conversion bridge is producing real conversations. You walk away with the system, the channel, the playlists, the lead magnet, the follow-up sequences, and an asset that keeps producing.
02 You did the work but your channel isn't ranking yet. The Show Up & Ship Guarantee kicks in. We keep coaching you at no additional cost until it does.

That's the deal. Two outcomes. No upsells.

Future state

6 months from now, if you enroll this week:

Your phone buzzes with a qualified lead while you're at your kid's soccer game. You reply at halftime. You're not chasing. They're finding you.

You have a YouTube channel with a binge-worthy series ranking on Google and on YouTube search. Your conversion bridge is live. Lead magnets have been downloaded. SMS sequences have opened conversations while you were showing homes. You're in the 3-hour-a-week rhythm. Your first YouTube-sourced deal has closed.

The compound is starting.

Or you're exactly where you are today, wondering if this is the year.

=Honest math

The honest math.

One closed deal from a hyperlocal YouTube video pays

$8,000 to $12,000

in commission.

vs.

Pay in full:

$1,997.

One closed deal from YouTube pays for the program in full.

If LAE produces one closed deal in your first 12 months, you've paid for the program many times over and you still have the system, the scripts, the templates, the channel, and the asset that keeps producing.

If it produced for you what it produced for me, 20+ deals a year on an asset you own, you have a different business.

Show Up & Ship Guarantee

The Show Up and Ship Guarantee.

Most coaching programs give you a refund and show you the door.

We don't.

If you attend 80% of your live coaching calls, submit your scripts, keywords, and lead magnet for audit, and publish at least one video per week from month 2 through month 6, and at the end your channel isn't producing real conversations, we keep coaching you at no additional cost until it does.

What "real conversations" means: inbound viewer engagement: lead magnet opt-ins, DMs, comments asking for more info, or direct calls and emails from people who found you through your videos.

Not a refund. Continued work. We stay in it with you.

I can't guarantee which month your first YouTube-sourced deal closes. What I can guarantee is this: if you show up and ship, you will not be left alone with a channel that isn't working.

Honest answer

Where are the student testimonials?

Straight talk. This is a new program. We're enrolling a select group of agents right now.

I could have waited 12 months, put 20 agents through it, collected testimonials, edited a highlight reel, and launched next year with the normal social-proof stack. A lot of coaches would.

I chose to open this now because the window is now. The agents who build their local YouTube authority in 2026 will own the next 6 years of lead flow in their markets.

What I can show you instead.

My team's numbers.

RealTrends Verified Top Team, 2024 and 2025. 210 transactions last year. $87M in volume.

What happens when I coach agents myself.

★★★★★

Greg Healing

$43.7M

Career sales

$43.7M in career sales. Grew from $9.7M to $16.1M in a single year.

★★★★★

Sara Hallett

$19M in 30 Months

Year 1: $3.8M · Year 2: $11.5M

$19M in 30 months. Year 1: $3.8M. Year 2: $11.5M. That's the compounding effect in real numbers.

★★★★★

Jon Boyer

$6.2M First Year

Former cop, then DoorDash

Former cop making $80K, then doing DoorDash. First year in real estate on my team: $6.2M in volume. 5x the industry average.

The benchmark you're up against.

Typical first-year agents close $0 to $1.2M. My agents do 3 to 5x that.

87% of real estate agents fail within 5 years. Not my team.

You won't be a case study. You'll be the case study.

Twelve months from now we'll have dozens of attribution tables to show. You're reading a version of this page that will never exist again.

Enroll · $1,997

Common questions.

"Is a payment plan available?"

Yes, a payment plan is available at checkout. Pay in full is the recommended path. $1,997 today, the program starts, my editor cuts your first two videos, you publish in week three. The 30-Day Head Start ($497 retail) is reserved for pay-in-full members because publishing momentum is the one thing you don't get without committing first. The agents who hedge don't finish.

"I don't have time for this."

LAE is built for working agents doing 40 to 50 hours a week. The content production rhythm from month 2 onward is under 3 hours a week because AI handles most of the content work. You record and approve. The system handles the rest.

"I'm not good on camera."

Neither am I. My best-performing videos are me at my desk with a screen share. You don't need polished. You need credible.

"YouTube takes too long to pay off."

It can, if you do it wrong. H.A.C. specifically exists to shorten time-to-first-deal. The Conversion Bridge often produces conversations in weeks, not months.

"I tried YouTube before and it didn't work."

Nine times out of ten, something's off in the setup. We diagnose and fix yours inside LAE.

"$1,997 is too much."

One closed deal from a hyperlocal YouTube video: $8,000 to $12,000 in commission. The full 6-month program is $1,997. One deal pays for the program in full. At that rate, it's the cheapest lead source in real estate.

"Is this for new or experienced agents?"

Both. I was new when I started YouTube. The system works for anyone willing to commit to hyperlocal focus and consistent content.

"Is this just another course?"

No. Courses are pre-recorded videos you watch alone. LAE has live weekly group coaching, personalized audits on your actual work, 1-business-day feedback, a private founding community, quarterly access to me, an AI operating system that does 10+ hours of weekly content work for you, and a guarantee that we keep coaching you until your channel works. Courses teach you what. LAE makes sure you do it.

Is this for you?

Yes, if:

You're a licensed agent who knows you're capped under your current model
You have a geographic area you know inside and out, or you're ready to pick one
You can commit a few hours a week, consistently, for 6 months
You're coachable and willing to ship imperfect work
You want to own an asset instead of renting leads

No, if:

You want leads handed to you with no work
You won't show up on camera in any format
You're not willing to pick a niche and commit to it
You plan to quit after 4 weeks because you haven't gone viral

What happens if you wait another year.

Your market has exactly one local authority position on YouTube. Right now, in most markets, it's unclaimed.

In 12 months, another agent will start. Maybe in your zip code, maybe one over. In 24 months, they'll have 50 ranking videos. In 36 months, their conversion bridge is producing 2 to 3 deals a month on autopilot. In 6 years, they're the obvious answer when anyone searches "moving to [your market]."

That position is going to someone. The algorithm rewards tenure. Google rewards depth. Both compound on whoever started earliest.

Enrollment is open now. Seats are limited.

The position is available now. The question is whether you take it.

Everything you're getting:

The H.A.C. AI YouTube Operating System (10+ hours of content work a week off your plate)
Personalized Channel Audits at Every Step by Your Expert Real Estate + Marketing Coaches
Weekly Group Coaching Call with John's coaching team (24 live sessions over 6 months)
2 Quarterly Strategy Sessions with John (the agent who built a team that's closed 689 transactions and $5.6M+ in commissions)
The Conversation Playbook (DM-to-appointment scripts)
Lead Magnet Funnel Templates (you build yours in Module 5)
CRM-Agnostic Follow-Up & Automation Templates (works with whatever CRM you have)
The Show Up and Ship Guarantee
The 30-Day Head Start, free with pay-in-full ($497 retail)

Total value: $10,997.

Program pricing: $1,997 PIF or $399/month × 6.

Enroll · $1,997

Show Up & Ship Guarantee. We don't stop coaching you until your channel works.

Limited seats available.