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Show Summary
In this conversation, John Demitri shares his extensive journey from technology to real estate, emphasizing the importance of leveraging AI in the industry. He discusses the role of an investor agent, the benefits of real estate investing, and the unique opportunities in the Florida market. Dimitri also highlights how AI can enhance communication, marketing, and productivity in real estate, while predicting its future impact on the industry.
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Investor Fuel Show Transcript:
John Demitri (00:00)
If you and I have a conversation, we can talk about stuff. can probably leave 30 % of the the exact details out because you probably already know we already have that because we’ve been exposed to it. Whereas from a chat GPT or from an AI standpoint, you have to consider that it’s a toddler. It doesn’t know anything.So whatever you want to do, you have to give it an instruction, a prompt that basically fills in all of the gaps so that it can come back and give you an answer. And when you do that, the answers are spectacular. The things that you can get resolved for that.
Dylan Silver (02:09)
Hey folks, welcome back to the show. Today’s guest, Demitri in Palm Beach, Florida is an investor agent with 20 years of experience and he’s heavy into using tech and AI. Demitri welcome to the show.John Demitri (02:23)
Thank you. Thanks for having me on. So I’m looking forward to this being a great experience.Dylan Silver (02:29)
Absolutely. Great to have you on here, Demitri. We can talk so much about tech and AI and we’ll get to that. But I always like to start the show by asking guests how they got started in real estate.John Demitri (02:40)
Okay. So, you know, I started off actually in technology and actually it started off as a car mechanic. My dad had a gas station and you know, real young, I was a car mechanic. And then my brother-in-law, I was looking at him and he was always coming home earlier than I was. He was making more money than I was and he was clean. So I thought, the heck? So he’s a lead engineer for a telephone company. And I said, you know what? Let me pull the nepotism card.Hey Jerry, give me a job. So he did. He got me a job. I had to start at the bottom, but I learned a lot. It was all in technology. And we went from electromechanical to programmable phone systems, which got me into learning how to program and got me all into the technical side of that. then for almost, I don’t know, probably 20 years, really, from that point, I had technology companies, an internet company, software development company.
I did my own internet or interconnect company for phone systems, did all of those things. And then it came along a point where I was like, all right, I’ve had enough. I was working way too much and I decided to sell it all. And I did, I sold it all. I took a year and a half, two years off. I traveled around the country and I learned everything I could about real estate investing. I went to every guru that I could find. I actually think I spent about a hundred grand in learning.
And I learned every aspect, not just, you know, pretty houses, ugly houses, wealthy houses, doing notes, doing tax deeds. You know, it didn’t really matter whether it was Hostale, a mobile home park. It didn’t really matter. I wanted to learn how to do it, right? There’s this thing on it. And I did pretty well. And then 2008, 2009 came along. I had a lot of rental houses.
I was highly leveraged because there were times I’d go to the bank to buy a house and I had bought the house. I had it under contract and I’m going to the bank to close. I’ve already got a renter in the house and the bank has given me $30,000 $60,000 cash to buy the house or give me money back. So I’ve already got a renter. making money and I’m making all this. Well, that was a time when it was Wild Wild West on on on mortgages, right? And the Wild Wild West got shot down
Dylan Silver (04:46)
That’s That’s right.John Demitri (05:39)
And I also went bankrupt. So that was the thing. I went from a chapter, you know, from being a millionaire to being chapter seven broken in three weeks, three months time. No, no, it was buying people. My, most of my renters lost their, their, uh, their jobs. didn’t, they weren’t paying. So I was like just bleeding cash and it just went poof out of the way. So, uh, and I lived in Virginia. That’s where I was, was at. And, uh, so was getting to be winter time. And I said, well, damn now.Dylan Silver (05:48)
Always buying those homes, yeah.John Demitri (06:07)
basically homeless because I mean all my houses, even the one I lived in all gone. So I got in my van cause I thought, well, I’m, feel like I’m a little smarter than most. And the one thing that was obvious to me is that winters in Virginia being homeless was not a place to be. So I came to Florida. Yes. I came to West Palm had to, you know, pull my bootstraps up and get started over. So, ⁓Dylan Silver (06:23)
Now, let’s pick a warmer climate, right?John Demitri (06:31)
So I did that and I started buying some, you know, some properties here, got some rental properties. ⁓ And, ⁓ you know, it took a while to get mentally ready to get over all of that and ⁓ get started. that’s how I got, you know, that’s my journey into real estate and into where I am now. And then I got my, after being in Florida for several years, I decided, you know what, let me get my real estate license, even thoughThat was 100 % opposite of what pretty much every investor guru says, right? You don’t need your license. You shouldn’t get your license. Well, I actually, think every investor should have their license. There’s a bunch of reasons why, ⁓ but I think it also brings, ⁓ well, one, for me, it certainly brought a different viewpoint on properties ⁓ and it put another responsibility on me because as a realtor,
Dylan Silver (07:00)
See you, bye.John Demitri (07:26)
We have a fiduciary responsibility. The person we’re dealing with, they’re selling their house, whether they’re in trouble with their house, they’re facing a mortgage, whatever it is, our job isn’t to make money off of them. Our job is to help them make money. And that’s really what our job is as a realtor. And I have found that I can make my money, I can follow my fiduciary responsibility and still buy investment properties at a great deal. So that’s kind of like…Dylan Silver (07:40)
That’s right.John Demitri (07:54)
my journey part of where we got.Dylan Silver (07:54)
That’s how you get there.Right, right. When we talk about being an investor agent, this is a segment of real estate that ⁓ has even a lot of maybe misunderstanding from both people that are in the community and then outside because I consider myself an investor friendly agent. I haven’t invested yet. That’s on the to-do list in 2026. the be true. But when we talk about, you know, any
John Demitri (08:15)
Right.Dylan Silver (08:21)
real estate agent, any retail agent, a lot of people would say, well, they must work with a lot of investors, because there’s people that are buying homes, and maybe investors buy more properties than the typical person. But most realtors are working in that retail buyer, first time home buyer, the majority of them. Now, that doesn’t mean they’re gonna stick around for forever. They could be gone in a year or two years, but they’re working with folks, they’re getting their experience with folks who are either looking at buying,a property for relocating for themselves, maybe that’s their first time home buying experience, and they’re typically not in the world of the investors. It’s just a different lingo.
John Demitri (09:01)
Absolutely. Absolutely. And you know, from a from an investing part, I kind of look at it that there’s, let’s just look at it three groups of people that I could say are, are investors. There’s the group that don’t know they should be an investor, and they should be. And, and we have an opportunity to show them why. And then there’s a group that has been to some class, they looked at some HGTV show that something happened and they thought, gosh, I should do that.They really don’t know anything. And there’s a whole lot of those people and they’re kind of frustrating and are going to go nowhere. They’re, you know, they’re our tire kicker version of, of investors. And then there’s the, the kind of the elite group. These are investors who they’re buying several houses, you know, usually several houses a month, ⁓ you know, that they’re doing. And it kind of depends on what their model is. Are they buying them for rentals or they buying them for fix and flips, you know, why are they buying them? So that kind of depends on how many they’re going to do.
from there. If you luck in and you get a hedge fund, you might be doing five, 10, 15 houses a month with a hedge fund because they’re just buying them and they’re supplementing the house represents the stock. The difference is if I buy a stock, I have no way of adding value or guaranteeing that there’s ever any value to that stock. Whereas if I have a house, I actually have multiple values. And this is where
Dylan Silver (10:17)
Right, right.John Demitri (10:22)
most people don’t realize from an investing standpoint, it’s not just about buying the house and how much, how cheap can you get it? Let’s take an example. You get a high income producer and I say high income, let’s say 150, $250,000 income producer, right? They’re paying a decent amount in taxes. If they had an investment house, that investment house can be depreciated. That depreciation will offset a lot of their taxes. can, two or three houses,And they’re pretty much letting their taxes that they would have paid to the IRS pay for those houses. So they’re getting income, not direct, but indirect income because they’ve saved on taxes and they’re potentially getting direct income because they’re cash flowing off the house. Sometimes it’s a hundred bucks a month. Sometimes it’s a thousand dollars a month. Just kind of depends. Right.
Dylan Silver (11:07)
That’s right.John Demitri (11:44)
And then the next piece is if they had enough money in there for one K or wherever,They could have used that to buy that rental house. And now instead of paying a mortgage company, six, seven, or even investment company, investment mortgage is 8%. Well, they’re paying that 8 % to themselves because they’re still paying that money back as a mortgage. let the 401k own it, lease it to an LLC, for instance, that does the management of it. There’s a lot of mechanics to make that happen, but they can be basically paying money to themselves from that investment. So they’ve made…
Dylan Silver (11:58)
Right?John Demitri (12:18)
Money by reducing their taxes. They made money if they did the purchase of it in their 401k and they’re paying the lease back on that mortgage on that and cash flowing on the difference of the rent and what their costs are. ⁓ The fourth place that they’re making money, is kind ⁓ of like it’s an invisible place, but is appreciation. Every 10 years, the value of that house pretty much doubles.So if I bought the house for 200 grand 10 years from now, it should be 400 grand. It’s not necessarily true. It might be only 300 grand, but that’s still a huge appreciation over that. And you probably weren’t going to get that in from a guarantee standpoint ever in stocks. So that’s where people don’t really understand and they need to delve into why would I do investing, right?
Dylan Silver (13:02)
Yeah.When we talk about the, not just the appreciation, not just the cashflow, but also some of the tax strategy that comes into play. Also, you know, the ability to do this with, know, not on your own. So a lot of people look at this and say, well, yeah, this is gonna be a huge investment on my part, and also I don’t necessarily know about this. There’s tons of people, whether you go a more formalized route, like a syndication or a fund.
⁓ Or if you are just partnering, I shouldn’t say just, but are partnering with someone who may have more experience than you, there’s lots of mentorship opportunities for younger investors or newer investors to get in. And then not only that, as a business, every time that you’re buying a ⁓ investment property, that property is like a business. You can actually declare each individual property, a lot of people do this, as its own business entity. And so,
There’s all these ways where real estate can have not just one or even two benefits, but it could connect you with someone who could be a partner of yours in business for years to come. It could be a tax mitigator and on top of that produce cash flow. And sometimes people are only thinking about like one leg of that stool.
John Demitri (14:20)
Absolutely. Well, you know, and this is kind of, I want to leverage that part with the fact of being a realtor. So as a realtor, let’s take an example. So not too long ago, I worked with a client moving from Texas to Florida. They wanted to buy a house down in Weston and those houses are $2 million. And in talking to them, I mean, very wealthy person, access to a lot of money, right?So I’ve got a good relationship with them. I’ve got them a house. Well, one of the things we got to talking about was investing. He’s like, look, if you ever need a money partner. So we get access to people, to things because we’re a realtor that we wouldn’t have gotten as just an investor because we’re doing these relationships. And then when I find an opportunity, I can say, hey, I got this opportunity. Would you want to join me? Kind of like what you were talking about in the syndication.
The other part of that is most people, just take rentals. The very first thing I think I hear 99 % of the time, it’s always like, well, I don’t want my tenant calling me at midnight about a toilet overflowing, right? And that’s the dream. You know how often that happens? In 20 years, it’s happened to me three times. I think I can deal with that. I think I can deal with that. ⁓ yeah, I mean, I’ll tell you just straight up, yes, it happens.
Dylan Silver (15:24)
That’s the heading.That level of heading. Yeah.
John Demitri (15:38)
three times in 20 years. That’s what I got. ⁓ But here’s the other part of that. You could be almost 100 % hands off because there’s plenty of property management companies that will do everything. A to Z, you’re buying a property, here’s my property management company, they’re gonna get it rented, they’re gonna keep it rented, they’re gonna take care of every issue that’s happening.They’re going to keep you informed. You’re going to be able to make decisions and say, well, you know, yeah. ⁓ Okay. So sudden, such an easy replace. Great. Go handle that. You know what it’s going to cost. All of those things can be done very affordably. Most of them are somewhere between eight and 10 % of the, of the rent every month. Very affordable. You know, you can’t hire an employee obviously to do that. And your time is probably worth much more than that. ⁓ You know, in, in getting it done. So you just let that be managed. The other part of that understanding to do that.
Well, that opens it up because most people, when they think about investing, they think about a house in their neighborhood, a house around the corner because they want it close and convenient. Reality is, look, I live in Florida and houses here are four, six, $800,000. But you know, I can go to Detroit and buy a $50,000 house and I can cashflow on that. can depreciate. All I need to do is understand that I don’t have to be the one doing it. And I just need to understand what are the pieces.
And what are the services and people and companies that are leveraged to get that done? And I use Detroit as one, but there’s, I mean, there’s places all over this country that you can, yeah, that you can buy an under $100,000 house and cashflow.
Dylan Silver (17:11)
There’s tons of markets.There’s actually been this trend that I’ve seen, Demetri, of, and I shouldn’t say trend, because that’s probably been happening for a while, people moving to Florida, but specifically real estate people operating out of Florida, even if they have a business. You mentioned in Detroit, I know someone specifically who’s doing that. And A, you’ve got the beautiful weather down there, but you also seem to have this kind of focal point of real estate operators and businesses, whether they’re
doing business predominantly in Florida or South Florida or throughout the country and they’re choosing that as their headquarters, if you will. It does seem to be that there’s a lot of real estate minded people in Florida, even as you’re seeing maybe some migration out of South Florida, you’re still seeing a lot of real estate operators choose to spend large portions of their time in South Florida.
John Demitri (18:35)
Yeah.Two big reasons for that. Two big reasons. One, especially South Florida.
This is where people come to die. It’s sad to say that. And you look at me with my gray beard, you think about, you know, where I’m at, but, yeah, Florida is the place where most people come to retire. This is, you know, this is our bones. got so many opportunities here because there are quite a few people that pass away and now they’ve got probate situations and all that stuff. But that’s one reason why people migrate to Florida a lot. This is like, it’s their last stop. They’re done. They finished out their life. They’re ready to retire. I want to go to someplace warm, easy.
enjoy the climate and the good life as they see advertised from Florida. And they spent vacations here. And just like you love Fort Lauderdale, they went, oh, I really love it. And so they think they want to live here. That’s one. The second reason that it’s a lot of times as real estate people, we’re one of the few industries that has that easy ability to do referrals. So I identify a client in such and such place, and I don’t have to service them.
I can call up an agent in that area, especially if it’s in my brokerage, like I’m at EXP. I can go to any EXP anywhere in the world, any, any agent in EXP throughout the world, give them a referral and I’ll make 10, 20, 30, sometimes 40 % as a referral fee on the commission that they got because of the deal that I brought them. So I think those two things make it like why you see a lot of that in Florida. Um, and you know, and we, and we saw certainly.
Dylan Silver (20:19)
Yeah.John Demitri (20:22)
during the COVID time, a huge influx of people who could work from home now, whether they were software developers, HR people, a lot of times they were doing so many things remote. Taxes have brought people here too because they’re relocating, big businesses, especially investment firms said, you know what, we’re gonna get out of New York, we’re gonna get out of Chicago, we’re gonna go to Palm Beach, let our people be there.Dylan Silver (20:35)
That’s right.John Demitri (20:47)
That just seems to be one of those headquarters, even as we might.Dylan Silver (20:50)
had ⁓ amusic teacher who was also an investor guest on this show recently, who was doing ⁓ music lessons by zoom. said, how do you do that? And he said, well, there a delay, but we would do them. And I said, well, that’s interesting. So you’ll they’ll do just about anything by zoom at this point.
John Demitri (20:56)
Right.Yeah. yeah.
If it’s something that I can teach you through example, we can do it via, you know, let’s call it remote. We can do it through video. You know, even medicine is going to telemedicine, right? So if I don’t have to physically touch you to identify something, if I can ask you questions, I can look at you, I can see things that I can get it done, we can do it remotely. I think where the biggest thing has come is from
is on two sides. It’s on the employer side of being comfortable with the fact that people are actually working. Because they’re like, well, it’s all based on I want eight hours, as opposed to productivity. And that’s probably where this whole thing has happened in our economy in the cases is focus has been on time and not on productivity. If I can get done in four hours, what you’re hoping that I got done in eight hours, what does it matter that it took me four or eight?
Dylan Silver (21:49)
Yeah.John Demitri (22:04)
What mattered is did my productivity produce the result that you wanted that you were willing to pay me my salary for? That’s it. It’s really, it’s that simple. So I think that is the one focus. And then the second thing is from the employee standpoint, having ⁓ the focus and the ability to not be distracted, know, Hey, I’m working from home. Well, you know, I forgot, I need to go run a load of laundry. No, you really.Dylan Silver (22:10)
That’s it.John Demitri (22:32)
Do your load of, just because it’s convenient and you got to get it done, that gets done after hours, right? Do your, do your job, right? You got to be able to, to, focus on that. And I see a lot of people struggle with that. You know, it’s like my dog every so often jumped up on me and says, Hey, Hey, Hey, I want to go out, pay attention, throw the ball, do something. And sometimes I have to tell her, listen, I just did that an hour ago. You got to wait another two hours. Right. I’m working. I am doing stuff. So.Dylan Silver (22:38)
you gotta partition it.Yeah, we’re working from home. That is a work from home.
John Demitri (23:01)
So yeah, I.Dylan Silver (23:02)
I want to pivot Demetri and ask you about the AI that you’re incorporating in your business. So of course, everyone right now, whether you want to or whether you don’t want to, you’re coming across AI, even if it’s just someone else showing you how to do something in AI. How are you incorporating it in your business?John Demitri (23:04)
Okay.Okay.
So I want to set the stage on AI first, because like you said, we are being bombarded at AI. We got to have AI. If you don’t have AI, you’re going to get behind. Well, here’s the thing. ⁓ AI requires
It requires ⁓ basically a focus to it that is smart. And because if you put garbage into it, it’s going to give you garbage out, right? So we can use chat GPT and I think, and this certainly happened for me and I consider myself a pretty good communicator. But in my first use several months of using chat GPT, I was doing simple prompts.
And in things, even as I expanded it, I found that I was leaving things out because I would consider them to just be normal things that people would understand.
If you and I have a conversation, we can talk about stuff. can probably leave 30 % of the the exact details out because you probably already know we already have that because we’ve been exposed to it. Whereas from a chat GPT or from an AI standpoint, you have to consider that it’s a toddler. It doesn’t know anything.
So whatever you want to do, you have to give it an instruction, a prompt that basically fills in all of the gaps so that it can come back and give you an answer. And when you do that, the answers are spectacular. The things that you can get resolved for that.
Now, my primary piece for AI and using it, one, is pretty much everything that I write. I throw through JetGPD and say, OK.
Here’s what I wrote. Here was the intention of this. Here’s the audience that I’m trying to reach with this. What improvements would you give me or did I hit the marker? And it will come back with, with your suggestions. Here’s how I would rewrite it. ⁓ And I’ve always found that it’s improved because I’m somewhat of a very direct, maybe even harsh sometimes in things that I communicate. Whereas it comes back much softer and more ⁓ flowery.
It is so it’s right. Yeah. So it’s received better, right? And, especially if I’m pissed off at you and I’m going to write something, man, chat, GPT will save me every time on that. So, so that’s one thing to think about, about it. Weird AI really, you know, like in my specific business, besides the writing part, I use it in, you know, my marketing emails. What am I going to do? How am going to send it out? Whether it’s a email or a text or, or a phone call.
Dylan Silver (25:20)
this down for me chat.John Demitri (25:46)
I utilize that where it helps me have campaigns that are much more on target and value given to people as opposed to just saying, you know, hey, you know, I’m a realtor. I just want to remind you I’m a realtor. If you’re thinking about buying or selling a house, let me do this. Thinking about investing in the house, you know, be back in touch with me. No, it’s more about adding value. This is what I want to add to you where it will give me a bunch of ideas, which is that I haven’t gone to a restaurant lately.Have I gone to, ⁓ you know, how was the car repair that I got last done? Share those experiences, right? And be able to put that out there. So I’m now adding value to my community in my local community. The second is in my ⁓ productivity, I have several, I have over a hundred thousand contacts in my database that I routinely stay in touch with, right? And part of that is people are like, well, how do you have so many? I have a team.
I got 24 agents that I’m generating this communication and I take on that primary role. So by doing that and using a ⁓ conversational AI bot, ⁓ it will talk to the emails, to the text, to DMs on Facebook, Instagram, ⁓ working on a Facebook one, not Facebook, YouTube one, but it will carry on that conversation and have its goals of what it’s supposed to do. And the biggest thing is providing value.
making sure their questions are answered, and if needed, booking a time for an agent to follow back up with them to finish the job and get it done. The second area in that is phone calls. So I don’t take an incoming call. That incoming call comes to my AI. So most people would use, they have a voicemail IVR. Hey, have you reached us? If you’re calling about billing, press one. If you need to get our fax and email, all that stuff,
Dylan Silver (27:38)
Right.John Demitri (27:40)
So an IVR, so I see that a lot of communication in building of these bots that are answering phone calls are somewhat glorified IVR systems. They’re not really what I would call conversational bots where you can ask me anything. Now it took me, it probably took me eight months to build a knowledge base that actually allowed the bot to have a full conversation with somebody and pretty much presenteverything I would present as a realtor. I can answer buyer questions, investor questions, seller questions, pretty much anything. In fact, actually, I’m just finishing up one, two, where realtors calling back to me to find out whether they want to work with me in my service, we’ll be able to ask other questions and get that done. And then having the ability for the bot to recognize if somebody’s being frustrated, to be able to offer, hey, look, I can transfer you over to Demetri or to a human, right? And then who am I going to transfer to?
And am I going to offer that transfer during business hours or all the time? Cause you got to look at it at that. And then you also keep people on the rails basically so that if they get, and this is, I’ve gotten thousands of incoming calls every so often. I get somebody, especially if I got a female voice on my bot, Hey, what are you wearing today? And I go, well, that’s not on the rails. Let’s get them back.
Dylan Silver (29:02)
FFJohn Demitri (29:03)
Hey, I appreciate your question, but let’s talk about more what’s on topic. And I actually have the bot say that to people. It’s like, no, let’s keep you on the rails. ⁓ So it is, those are the things when you, when you look at it, you really got to delve in a lot about, cause you’re designing a, a digital human in essence. That’s what you’re designing a persona that is you, but as a digital version and it takes effort. And if you’re not going to put that effort and when you look at all theDylan Silver (29:10)
Yeah.John Demitri (29:28)
you know what I’ll say the gurus that are out there, all the people that are doing their exam. Let me show you how easy this is. Let me do this. All you got to do is put this link in and it’s going to learn it and your bots, no, that’s a good start. But the end result is crap. And the reason for that is that the bot is going to go, especially if you put a URL to your website and it goes out to your website and reads it. Well, one thing, the website probably doesn’t have all the information that you want to share. And secondly, it may not be in a format that when the bot reads it, that it understands it.100 % and it can’t put it into it. So give you some examples. I’ve had some very weird answers to questions that I thought would have been answered easily off the website, but the bot didn’t quite get it. And I’ve even had the bot say, hey, look, you want me to go find a realtor to help you? And I’m like, hey, bot, you’re supposed to be my buddy. Why are you offering some realtor and not me? Yeah.
Dylan Silver (30:08)
Sure,What in the world? How do you fix
that? You change the prompt to say whenever you’re thinking about referring, you automatically go to me.
John Demitri (30:26)
Goto me. It’s actually becomes so in a in a in your AI bot, especially in the conversationals, there’s there’s for the most part two parts. And the first is the prompting and rules. So this is hey, Mr. Bob, this is what I this is kind of the prompting that I want you to go through. And here’s the rules that I want you to follow in doing all that. And when you ask something that you didn’t quite find a clear path of what to do here.
run over here to the knowledge base and find it. The knowledge base is basically a big old flat file. You’ve got some additional ⁓ information to them instructions, but for the most part, it’s a question. Here’s the question somebody could ask. Here’s the answer that you would give. Now, a good instruction in the bot is that you don’t tell the bot they have to answer that specific question with that specific answer. Basically, it’s learn knowledge.
And it’s like, if the question has it, if whatever they’ve asked has an inference to that question that matches the inference of this question, here’s valuable information for you to know. Sometimes the bot gives you all of it. Sometimes the bot says there’s three, there’s three things in my knowledge base that an inference wise could all match that question. And I have three sets. So it’ll, it’ll take all of that as knowledge and it’ll give a nice answer. So those are the things you have that you put through and it takes a
It takes a fair amount of learning and actually experimenting, calling your bot and talking to it. ⁓ Recently, ⁓ my bot pissed me off. what I was trying to do was this. I told the bot, look, if in my database, I already know the person’s email address, I want you to confirm it. And when you confirm it, I don’t want you to say the email address. I actually want you to spell it back.
Dylan Silver (31:57)
Yeah.John Demitri (32:18)
letter by letter to the person. And I tried a bunch of different things and it just wasn’t doing it. So I said, hey, look, I know I told you in your, I’m literally talking to the bot. I know I told you in the instruction, you’re supposed to do this letter by letter, not just say it. And it came back and he says, ⁓ you know what? You’re right. That is in my instruction. I’m sorry. I’ll do it better next time. I said, all right, great. I’m going to hang up and try you again. So I called that same thing. Look, you told me you would do, I know.I don’t know why I did it wrong that time, but I will do it better next time. I promise. Okay. I call it back. It says same thing. I’ll like, listen, this is three times. You keep promising me. Apparently you’re lying to me. I didn’t know you had the ability to lie to me, but this is what I need to know from you. Exactly. I need you to tell me exactly what is the prompt that I need to put in your instructions so that the next time I call you, you do specifically what I’ve asked. And it says, ⁓ okay.
Well, if you put the prompt is this, this, it told me what the problem is, I put it in like that. It worked. It is.
Dylan Silver (33:19)
Unbelievable. It just said, hey, ifwant to change me, this is what you got to… We need all things to be this transparent, you know?
John Demitri (33:25)
That’sthat transparent. So ⁓ I’ll tell you a couple other places that I’m using the bots and this is, I don’t use this widespread, but I will be using it widespread. And it’s just some ideas from people that are looking at this. I use it for role play. So I’ll call the bot and I’ll say, Hey, look, I need to role play. want you to, I’m going to be a buyer calling in and I want you
to role play with me so I can understand how you were gonna interact with the buyer. And I say, okay, I’ll do that. I say, great, let’s start right from the top, from the hello part. He says, okay, hello, this is, and he does what it’s prompt. And then I’ll role play and then we’ll go through the whole thing. So you can utilize the bot, and this is while I’m doing it, because I wanna understand the bot, but the other part is I have a new agent or I have an agent, like I have a friend, she should have been a, she could be a great agent.
But her problem is she would never role play with anybody because she was too embarrassed of messing up in front of a person. And when I did this, I thought about this, I went, ⁓ isn’t this a great solution? I can actually have a bot that I’m using to answer calls anyway, but dual purpose it for role play for agents that are shy. And the best part about it is, which I don’t need to tell them this, but I get both a written transcript and a recording of what they said so I can improve them too.
Dylan Silver (34:25)
Yeah, in the role.John Demitri (34:46)
but the bot will walk through and give them the ability to practice that before they go on calls.Dylan Silver (34:52)
super helpful.mean, when we hit on a couple things there, first we hit on the ability for AI to improve itself, even with some maybe feedback from us. also, we didn’t mention too much of this, but the voice technology, even from where it was like nine months ago is completely different. mean, nine months ago you would get a call or you would maybe look at some things that, you know, would take inbound calls and it was real clunky.
John Demitri (35:09)
yeah.Dylan Silver (35:17)
Right now, maybe the only issue that I’ve seen is there might be some delay while it might be thinking, but it sounds realistic to the point where calls can get off the rails, because they might think it’s a real person on the other line. They’re like, oh, this person’s being friendly. But then also too, the ability for you to train newer agents, and this can apply to so many aspects of real estate, on and off market acquisitions.John Demitri (35:27)
Right, right.Dylan Silver (35:42)
Realtors versus, you know, wholesalers or folks that may be doing more off market type deals. And, you know, the the the positive where we’re at right now is really interesting because now it’s like, OK, it’s thinking at the level and at the speed with basically what that we’re thinking at. It’s communicating with us. You can even have it speak multiple languages and like coach you through those languages with local dialects. Right. So.John Demitri (35:45)
Right. Absolutely.Right. All right.
Dylan Silver (36:09)
It’s doing things right now that we thought probably nine months ago, you know, it’s not going to be there this year, maybe next year. Well, here it is at the end of 2025. And we’re already there.John Demitri (36:18)
We’re here. Yeah, I think we’re here. you know, there’s just besides how I’m using it, I look at so many things that it is able to be used. one of the I was on a webinar yesterday. And one of the things they were talking about was they asked the audience this. said, how many of you in the last six months havethe questions that you had, did you Google that question or did you ask an AI? And the majority of the people said, I asked AI. Well, now they come up with the answer. Well, now here’s the interesting part about this. And that’s what people don’t probably don’t understand and realize. And that is when you create your website, you do SEO. And SEO is a mechanism that in the backend, the search engines find all of your content
Dylan Silver (36:51)
Yeah.John Demitri (37:09)
They understand what it’s about. So when somebody Googles a question, it knows whether your website matches that question and you show up in the results. Right? Well, no different for the chat, for the, for the chat bots AI is called AEO. So you have SEO and you have AEO. AEO, if your website is configured with AEO, when somebody asks ChatGBT or Grok or Gemini or something like that about it, it’s going to look to seewhat websites match its searches. So you have a higher chance of showing up and actually beating some of the big boys because you got ahead of it. You you got there first. You put that information there. So just a little, a little tidbit out there.
Dylan Silver (37:47)
Yeah, you’re like, bookmarkedin there in the system. ⁓ Very, very, you know, interesting to talk about some of this cutting. It almost seems like we’re looking into the future that, you know, we could think about, hey, I need a tool that’s going to be able to craft my emails, book my calendar, take my inbound calls, do text messages for me. And by the way, speak three languages, Spanish, English and Portuguese. And it’ll do all those things like maybe right now or tomorrow.
John Demitri (37:52)
Right.Right. It,
it, it will, you know what? I think I can do all those things right now. And there are, there are some companies. So we think about AI, we have the, the, the AI bots that we have. So you have a, an NL, NLM, right? Natural language model. So the natural language model is kind of the engine for the chat bot itself. And then it’s what is the data that that language model is built on. then.
your interface to that. it interfaces that data. Most of them are built on most of the things we’re going to see that are out there. The general public has got access to is a pretty much similar or same natural language model. What is and that is very general in what its aspect is. But there is nothing stopping companies and industries from being able to do their own custom. So let’s just say
Ford Motor Products says, you know what, I need to have something specific so that all mechanics across the country, they’ve got a question on a particular car, whatever. They literally could call in, so they have all the details, everything about the car. They could literally call into a private piece, ask a question about, I’m having this certain issue. And the AI would go through all that proprietary data and tell them how to solve it.
Dylan Silver (39:31)
Yeah, so now it’s specifically for them.John Demitri (39:32)
That is,yeah, that right. It’s specific to them. So that’s where industry is and where that makes that so powerful is that just like I talked about role playing for an agent, your entire company, as far as how you train people, the very first part would be, you’re just going to put them with your virtual trainer. They’re going to talk with that trainer who is going to take that entire database and it’s going to train those people and not only train them, but test them, find out whether.
And it was cheap because you didn’t pay it a salary, right? You built it and now it’s there. So that’s where we’re headed. And colleges for the most part, I see one day not that far off having ⁓ an AI college certificate. I want to get a liberal arts degree. I want to get an English degree.
All those things, they went to the AI college. They just sat there and asked, asked AI and AI did, told them, taught them everything, quizzed them on everything, tested them on everything, and then said, okay, you’re ready to go. It’s when we got the physical part that you’ve got to do, you know, like medical, I didn’t need to teach you to do brain surgery or heart surgery or whatever. You’re going to have to go and physically do that. But a lot of the learning getting to that point could all be done via AI.
And you don’t need, you don’t rack up 50, 60, a hundred thousand dollars of debt in school, right? I don’t know if you’ve ever gotten on your phone like chat GPT, like I’ll be driving along and I got something I want to talk about. And I’ll just hit chat GPT and start talking to it. And we’ll just carry on a conversation. is, mean, I could have a 12 hour drive.
Dylan Silver (40:57)
Yeah, more.yeah.
John Demitri (41:17)
put on the whole way.Dylan Silver (41:18)
Hey, that’show I learned to speak the Dominican dialect of Spanish living in the Dominican Republic. So my Spanish was coming from living in Texas and just kind of learning very formalized Spanish. But then I wanted to learn how to speak the local dialect and local slang. I could not believe that there was it sounded Dominican, the chat GPT. But I was like, how is this even possible?
John Demitri (41:23)
really? Okay.Okay.
Right.
Dylan Silver (41:46)
Cause I was thinking it through in my head. was like, they can’t have a, a dialect coach, like for every local dialect of every language that exists. So how it almost made me think, well, what other, not obscure, but what other niche language models could I plug in here and learn?John Demitri (42:03)
I’m sure you could do a lot of a lot of them because, you know, I’d imagine that language wise, that is something that’s in fact, actually, that’s a good idea. should have chat GPT start teaching me Spanish so that I can, I can speak that. But you bring up a great point in the fact that Spanish versus Texas style, know, dialect versus Dominican Republic dialect is exactly what I was talking about from an example standpoint in how we talk and think people wise and how we need to move that into speaking with.an AI is because there is a dialect and we’ve got to talk with the AI part. But yeah, as you can tell, I love AI. It’s one of those ⁓ things that I find extremely challenging, not just challenging, but it is challenging, but fulfilling and gratifying to learn the technology part on the backend on how to make that operate. Because it’s not just using it, there’s just two parts of it. There’s using it.
Dylan Silver (42:34)
Definitely.John Demitri (42:58)
And then there’s building it. And I love the building part as well. that’s, you know, that’s, you know, I mean, I’ll spill it that I’m 66 years old and that I’m still very much in tune with learning and putting things together when most people my age probably are like, why are you bothering to learn that technology? is.Dylan Silver (43:04)
Yeah. Yeah.Hey, that’s, that’s what keeps, that’s what keeps us going here. Uh,
and, uh, there, there’s so much about AI, which I think is beneficial to folks who, who may not think, well, what do I need this? I’m not looking up, you know, obscure data and facts, but, you know, something as simple as like creating a budget, you know, Hey, this is how I normally do this. I have to do a whole Excel spreadsheet. You know, I’m going with this. I’m making these changes.
your AI could basically learn your budget and then you could talk to it. You don’t even have to write to it. Hey, my electric bill went up this month. I think it’s gonna go up next month too. So let’s have this go and it’s just gonna spit you out something like that. And most people probably aren’t thinking about, hey, this is how I can use it for me. They might be thinking of like, hey, what’s the process for filling out a Texas real estate contract? That may be more in depth, but it doesn’t have to be.
John Demitri (43:56)
Right.Right.
But, all of that is all there. let’s actually, I’m glad you brought that up. So let’s talk about a couple other little, little pieces about that. So if I’m asking it, so let’s say I see something on Facebook. Right. And I’m like, I’m interested in it. looks at, but I don’t really trust their link. I don’t know who this person is. What are they, what are they talking about? So you can take what they asked and you can ask, you know, chat GPT, for instance, I, there was a,
an accounting guy talking about the Rob’s method. And I said, okay, so this Rob’s method. So I asked Jack TPT, hey, listen on Facebook, here was the link that they gave me. I wanna know what is this Rob’s method? Is there any validity to it? Have you found any reports of scam or success for people? Give me the whole detail on it. And he came out and told me, I was like, ⁓ very interesting. So I didn’t need to pay his money to figure out how that works.
Dylan Silver (45:03)
Whatwas going on? Yeah.
John Demitri (45:04)
Yeah, what wasgoing on? And the Rob’s method, by the way, you should look up. That’s from what gaining wealth, that’s a really good, I was like, I was kind of blown away quite honestly by it. was like, holy, holy, holy crap. ⁓ And, but also it is when you go to ask chat TPT something or you want to create something. ⁓ Common thing, this is a common thing. And it doesn’t have to be just realtors, but pretty much anybody that needs to do a bio.
Dylan Silver (45:13)
Looking at it, yeah.John Demitri (45:33)
They always go, well, don’t know. can’t write about myself. Okay. Easy solution. Hey chat GPT, I need you to write a bio and I want you to use this, this resume and go look at all their public profiles and stuff. And I want you to write a bio about someone. So, and you know, they really like Matthew McConaughey. they kind of like it in a Matthew McConaughey voice. And so can you, you know, write that out and here’s the purpose of the bio. We’re presenting this in front of here.Dylan Silver (45:41)
giving the file.John Demitri (46:01)
you’d be surprised at how well it does. It’d bring it up. Yeah. And of course, and anytime you ask it to write something in a Matthew McConaughey way, it’s going to start out with, hey, hey, hey. yeah. Okay.Dylan Silver (46:03)
coming up with it. ⁓Yeah, all right. right. ⁓ right. We are we are coming up on time here though.
Where can folks go if they’re interested in reaching out to you? Maybe they have a deal they’d like you to look at. Maybe they’d like to chat about AI. How can folks get in touch with you or your team?
John Demitri (46:22)
Yeah.Well, you know, I have loved AI and I always saw it on the horizon. So many years ago, I went and got the domain, AIRealtor.com. So if they just go to AIRealtor.com, they will find me.
Dylan Silver (46:40)
Demitri, thank you so much for coming on the show today.
