Building Wealth Without Banks: Inside a High-Volume SubTo Strategy

In this episode of My First Deal Which Ultimately Led to Millions, host Phillip Warrick sits down with Gina Weibel, a seasoned entrepreneur and Owners Club member who helped close 52 wrap-style real estate deals in a single year using a unique LLC share-based structure.

Gina shares how she transitioned from private money lending and multifamily investing into a scalable SubTo + wrap model designed to protect investors, preserve the underlying mortgage, and create real paths to homeownership. She breaks down the importance of reserves (“the war chest”), why funds exist, and the red flags she learned—sometimes the hard way—when vetting operators and deals.

This conversation is packed with real-world lessons on underwriting, capital raising, partnership alignment, and building systems that scale without sacrificing integrity.

In this episode, you’ll learn:

- How Gina’s team closed 52 wrap-style deals in one year
- Why an LLC + share structure can reduce wrap risk
- The role of reserves and missed-payment buffers
- When investment clubs work—and when a fund makes more sense
- Red flags to watch for when lending or partnering
- Why values, structure, and systems matter as much as returns

If you’re investing in creative finance, raising capital, or looking to scale safely, this episode delivers insight you can use immediately.

🎧 Listen now and subscribe so you never miss an episode of My First Deal Which Ultimately Led to Millions.

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