Danny Barker20-year Navy veteran · Escondido
Real estate coaching · Big House Listing Lab · San Diego County
Stack listings now.
Own the spring.
A six-week real estate coaching program for working agents: find the owners most likely to sell, reach them directly, and turn the conversations into signed listings. No cold-call marathons. No bought leads. AI does the research — you do the talking.
Eight agents. Every application read by Danny and Jason personally. No payment collected on this page.
Jason BethurumAI & lead systems · North County
20 yrsU.S. Navy, retired
2 operatorsSales + systems, one call
4 channelsLetter, email, text, voicemail
8 seatsFounding cohort only
The problem
A good month is not a business.
Most agents don’t have a lead problem. They have a where-is-the-next-one-coming-from problem. A strong month, then a quiet one — and every January you start over.
The agents who look unstoppable aren’t working more hours. They run one system on one list of owners, and they know their numbers: how many letters went out, how many owners called, how many appointments they set, how many listings they took.
“Spring is decided in winter. Agents who walk into March with a stack of listings aren’t lucky — they started in December.”
WHAT ONE SYSTEM LOOKS LIKE
Letters to targeted owners50 / week
Owner responses2–4 / week
Appointments set1–2 / week
Listings takenyour number
Hours per week~5
Illustration of the tracking model, not a promise of results. Your conversion depends on your market, list quality and how you run the conversation. You’ll build your own baseline in week one.
The mechanism
The Big House Listing Engine.
Five moves, run in order, every week. This is the whole real estate coaching program — not a library of tactics you will never open.
01
Choose the ground
Two or three ZIPs where you can speak with real authority. You leave with a property list — addresses and APNs — not another spreadsheet of cold names.
02
Research the owner
Public-record identity, mailing address, tenure and the signals that suggest a move: date every fact, name the source, keep the holds. This is where AI earns its keep — and where a human signs off.
03
Reach them directly
One question on paper, then email, text and a voicemail drop. Four touches over three weeks to the owners you actually want — instead of dialing a list you bought.
04
Convert the conversation
The four gates: permission, priority, price reality, next step. Practised with us until it sounds like you — because a script you don’t believe in loses the listing.
05
Know your numbers
Letters out, responses, appointments, listings — one scorecard, reviewed weekly. When you know the ratio, next month stops being a guess.
Evidence, not screenshots of a course
Real listings. Real county.
A sample of Danny’s listing and buyer-side work across San Diego County. The marketing, photography and negotiation you’ll be learning to run are the same ones behind these.
Past marketing examples published on Danny’s site; listing details may be out of date. Not a claim of current availability or of results you will achieve. Equal Housing Opportunity.
Two operators, one call
You work directly with the people who do the work.
No junior coach. No recorded modules. Danny runs the listing side; Jason builds the research and follow-up machine. Both are on the weekly call.
Sales & listing strategy
Danny Barker
Twenty years in the U.S. Navy before real estate — a nuclear-plant mechanic on carriers and submarines who bought his first home at 20 on a VA loan and never lost the bug.
- Pricing from a comparative market analysis, not a wish
- Preparation, photography, marketing and negotiation
- A licensed transaction coordinator so deadlines don’t slip
- Escondido-based, working across San Diego County
CA DRE #02089105 · Licensed with eXp Realty of Greater Los Angeles, Inc. (DRE #02188471)
Research, AI & follow-through
Jason Bethurum
Six years in real estate and the builder behind Big House’s lead factory: county records, property signals and AI research turned into a queue an agent can actually work.
- Source-dated owner research — no invented facts
- Letter, email, text and voicemail sequences
- Follow-up systems that don’t lose the thread
- Human review before anything is sent
CA DRE #02121893 · Licensed with eXp Realty of Southern California, Inc. (DRE #02187306)
Two separate licenses under two separate brokerages. Each agent remains responsible to their own broker’s supervision.
The filter
This is a small room. Be honest with yourself.
If you want a real estate coaching program that hands you leads, this is not it. This one hands you a system, a scorecard and a room that will hold you to it.
This is for you if you
- Are already closing deals and want listings consistently
- Are tired of renting your pipeline from Zillow and paid leads
- Will give one system five hours a week for six weeks
- Want to walk into spring with inventory, not hope
- Work San Diego County and can speak to your own market
This is not for you if you
- Have never closed a deal — build the foundation first
- Think buying more leads is the answer
- Blame the market, the rates, or your broker for everything
- Want a script to read instead of a skill to own
- Want AI to dial, text or negotiate on your behalf
The six weeks
One week. One usable deliverable.
Week 01
Your ground and your baseline
Pick your ZIPs, define capacity, and write down what your pipeline actually is today. Deliverable: a one-page baseline and a weekly calendar you can keep.
Week 02
The research queue
Property identity, ownership, mailing address, tenure and the likely-to-sell signals — with sources and dates. Deliverable: evidence cards, including the holds you refuse to work.
Week 03
The four gates
Permission, priority, price reality, next step. Live role-play with Danny and a review of your own recordings. Deliverable: a conversation guide in your own words.
Week 04
Launch the campaign
Letter copy, email, text and voicemail drop — built and sent to your first fifty owners. Deliverable: a live campaign, not a plan.
Week 05
Earn the listing
Pricing reasoning, preparation, marketing plan and the listing appointment itself. Deliverable: a mock listing packet and a rehearsed presentation.
Week 06
The numbers and next month
Find the real bottleneck between letters, conversations, appointments and signed listings. Deliverable: a scorecard and a next-month plan you’ll actually run.
Week 4 checkpoint
By then you should have a live campaign and real owner conversations on the board. If you don’t, we work on the campaign — not on another lesson.
What you get
Everything in this real estate coaching program.
◆
A live 90-minute call every weekWith Danny and Jason. Your numbers, your campaigns, your conversations.
◆
The Listing Engine playbookThe full five-step system, written down, no upsell inside.
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Owner-research worksheet + evidence standardWhat counts as a fact, what gets dated, what stays on hold.
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Letter, email, text and voicemail templatesEditable, plain-English, built to be rewritten in your voice.
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The four-gate conversation guidePlus recorded role-play reviews with Danny.
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The weekly listing scorecardLetters, responses, appointments, listings — the only four that matter.
◆
An AI prompt library that keeps you honestResearch and drafting prompts with a human-review checklist.
◆
The founding cohort channelSeven other agents working the same six weeks. Ask at 10pm, get an answer.
Sixty-second fit check
Is this your room?
Five statements. Tick the ones that are true this week — not the ones you are working toward.
Founding cohort
Eight agents. One room.
$997one time · or 3 × $397
Nothing due until you are accepted. Dates, terms and everything included are sent in writing first. Already accepted? Pay your seat ↗
Eight rings, eight seats. Drawn as capacity, not as a countdown.
We are building the real estate coaching pilot now. Applying is free and takes two minutes; if it is a fit we will walk you through the dates and terms on a call before anything is charged.
- Format
- Six weeks, live, small group
- Weekly commitment
- 90 min call + ~5 hrs field work
- Market
- San Diego County
- Coaches
- Danny Barker & Jason Bethurum
- Application
- Free, reviewed personally
- Payment
- Only after terms are agreed
AFTER YOU APPLY
- We read it — Danny and Jason, not a form robot.
- A 20-minute call: your market, your numbers, your bottleneck.
- You get the dates, tuition and terms in writing. Then you decide.
$1,500/moWhat a national one-to-one program publishes per month, with a two-month minimum.
$3,850That program’s first sixty days, before you have built anything.
$997The entire six weeks with both of us — paid once.
Benchmark taken from a national program’s published terms in October 2026. Your own quotes will differ. No earnings, listings or income are promised here.
Straight answers
Real estate coaching questions, answered.
Is the program running yet?
The pilot is in development and the founding cohort is being assembled. This page describes the proposed six-week structure. Dates, tuition, coach availability and enrollment terms will be confirmed with you before anyone joins or pays.
Do I have to join eXp or name a sponsor?
No. Coaching, client referrals and brokerage affiliation are three separate decisions. Big House Leads has its own application and agreement; any eXp choice is yours under eXp’s rules. No coaching benefit is tied to naming a sponsor.
Will you hand me seller leads or guarantee listings?
No. You’ll learn to build and work your own research queue. Education isn’t a promise of leads, appointments, listings or income. A property signal is not proof that an owner is unrepresented, contactable or ready to sell.
Do I have to cold call?
No. The system is built on targeted letters, email, text and voicemail drops to owners you chose — plus real conversations with the people who call back. If you want to dial, you can; it isn’t the mechanism.
Is AI going to contact people for me?
No. AI helps with research, organization and drafting. A human reviews every message before it goes out, and nothing auto-dials, auto-texts or negotiates. Your broker’s rules and applicable law still control.
What does it cost?
$997 for the six weeks, or three payments of $397. Nothing is due until your application is accepted and you have the dates and terms in writing. There is no contract beyond the six weeks and no upsell waiting at the end.
Is this official eXp training or continuing education?
No. Big House Listing Lab is an independent program. It isn’t operated, endorsed or accredited by eXp, and it doesn’t replace brokerage training, mentorship or broker supervision.
Applications open
Let’s find out if you’re one of the eight.
Tell us your market, your experience, what you’re running now and where it keeps breaking. Two minutes. We will tell you honestly whether this real estate coaching is the right fit.
Eight seats. $997. One application.
On the contact form, mention “Listing Lab.” Prefer to talk? Call or text Danny at (760) 497-9964. Please don’t send confidential client records.
P.S. If you’re already booking appointments and just want more of them, you’re the right fit. If you’re looking for a script to read on Monday, this isn’t that.