How This LO Got 17 Contracts In One Month from Social Media
Josh Dobson explains exactly how he generated 700 leads, 350 applications, and 17 contracts in a single month using only free content on Instagram and TikTok. He covers his content batching system, lead funnel setup, DM-to-application workflow, and how he and his mom run it all while he still originates full time. LOs who want a concrete consumer-direct social media playbook should listen.
Going consumer-direct on short-form video lets you capture buyers before they ever talk to an agent — and it scales without cold calls.
Takeaways you can run this week
- Post twice daily on Instagram Reels and three to four times daily on TikTok — start with trending audio clips (easy to batch) and layer in 'talking head' education videos built from real questions that come up while you're working files.
- Batch your content: time-block three hours on one day each week, record all your videos in one sitting, then schedule them out. Josh and his mom produce 2–4 posts per platform per day this way.
- Spend one hour every day on the platform doing market research — save trending audios and competitor videos you like, identify 20–30 repeatable messages that resonate, then rotate them across posts.
- Build a 'Blueprint to Home' funnel (Josh uses LeadPops) for people who aren't ready to buy yet — capture their info, run a soft credit pull, and give them a personalized roadmap with timeline, savings goals, and credit targets. This was his highest-converting lead magnet.
- Route TikTok followers to Instagram or a Snipfeed/Linktree link-in-bio page since TikTok DMs require mutual follows. Offer a 15-minute call booking link and multiple program funnels (FHA, USDA, Blueprint) so every visitor has a relevant next step.
- Handle DM lead follow-up with an automated bot (Josh uses Verse + Daily.ai) that texts new leads immediately and flags conversations for you to manually take over when questions get complex — 60% of his 350 monthly applications come directly from DMs.
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GET FREE ACCESSThe playbook
- 1. Choose your primary platform based on where YOU already spend time — comfort accelerates consistency.
- 2. Set up a Snipfeed or Linktree with 3–5 funnels: a 'Blueprint to Home' credit/savings program, standard loan programs (FHA, USDA, VA), and a 15-minute call scheduler.
- 3. Connect funnels to LeadPops (or equivalent), which pushes leads into a bot/CRM (Verse or Daily.ai) for instant automated text follow-up.
- 4. Spend 1 hour daily on the platform: save trending audios, note competitor content that performs well, and log unanswered client questions from your current files as future video topics.
- 5. Time-block 3 hours one day per week to batch-record all videos — knock out trending/audio clips first (fastest), then talking-head education videos.
- 6. Post twice daily on Instagram, 3–4 times daily on TikTok. Tweak the message slightly per platform since audiences differ.
- 7. Work DMs daily — respond personally, ask qualifying questions, and push ready buyers straight to a soft-pull application link.
- 8. Use Homebot for closed clients to track home value and stay top of mind for refinance/referral opportunities.
Worth quoting
“Instead of chasing after real estate agents looking for referrals, I figured I could get directly to the consumer.”
“You can't just sit on the sideline and make excuses. You have to start somewhere.”
Best for
LOs who keep watching other people succeed on Instagram and TikTok but haven't posted a single video yet — this episode removes every excuse.