In this episode of The PETE Podcast, I sit down with Josh Ax of NEPA Cash Offer to break down what it really takes to win with direct mail in today's market. Josh has been sending mail consistently for nearly a decade — and he's not guessing. He's systematized it, scored it, and optimized it to the point where mail is still producing a 6–10X return in his market.

We dive deep into list stacking, filtering for true motivation, cadence, budget expectations, and why most investors quit direct mail way too early. If you've ever said "mail doesn't work anymore," this conversation might completely change your perspective.

[0:00] – Meet Josh Ax and the origin story behind NEPA Cash Offer

[2:23] – From property management to realizing owners were cash-flowing big

[4:38] – His first major deal: a 35-unit apartment with 99% seller financing

[6:45] – "Luck is preparation meeting opportunity" — why he was ready

[8:04] – The first flip that barely made money (and what it taught him)

[9:14] – Sending his first serious 2,000-piece mailer and making six figures

[10:43] – How a foreclosure situation sparked his delinquent tax list strategy

[12:34] – Rookie mistakes: sending mail with the wrong phone number

[13:19] – Why most people fail at direct mail (they cast too wide)

[14:02] – List stacking explained: delinquent taxes, pre-foreclosure, inherited, vacant, failed listings

[15:23] – Creating a point-based scoring system to find ultra-motivated sellers

[17:00] – Mail cadence: why he hits the same list every 3–4 weeks

[18:19] – Current performance: averaging 6–7X ROAS and pushing toward 10X

[19:10] – Do fancy mailers work better? The truth about "napkin marketing"

[20:26] – Why direct mail outperforms TV, radio, and billboards in his market

[22:51] – Has AI changed direct mail? What's evolving and what's not

[23:37] – Competition increasing — but consistency still wins

[24:44] – Minimum budget: 2,000–5,000 pieces and commit to six months

[25:03] – Why one mail drop guarantees failure

[25:45] – Clever mail hacks: "Save this with your important house documents"

[26:27] – The oversized yellow letter that grabbed massive attention

[29:27] – What's next: leaning into long-term rental holds vs. pure flipping

[30:59] – Why owning your backyard beats expanding too fast

1. Consistency beats creativity. Most investors quit after one mail drop — the winners commit to six months minimum.
2. List stacking is everything. The more motivation signals a property has, the fewer mailers you need to send.
3. Motivated sellers don't care about fancy design. If they need to sell, they'll call — even if it's written on a napkin.
4. Direct mail lets you control who calls you. Unlike broad marketing channels, you can filter your audience first.
5. Preparation creates "luck." Josh's biggest deals came after years of studying and sharpening his skills.

If you're serious about dialing in your direct mail strategy, this episode is your blueprint. Stop sending random lists. Stop quitting after one drop. Get consistent, get targeted, and own your market.

If you found value in this episode, make sure to rate, follow, share, and leave a review for The PETE Podcast. And send this to an investor who's ready to stop guessing and start marketing with intention.

In this episode of The PETE Podcast, I sit down with Chris Miles, the founder of Money Ripples and the anti-financial advisor who's helping entrepreneurs and investors break free from traditional money myths. Chris shares how he went from financial advisor to financially independent twice—first by following conventional wisdom, then again by doing the exact opposite.

We dig into what the financial industry doesn't want you to know, why cash flow always beats accumulation, and how to reposition your assets to generate real passive income. If you've ever wondered how to actually create financial freedom instead of just talking about it, this episode will change how you think about money, investing, and your exit strategy.

[0:00] – Meet Chris Miles: founder of Money Ripples and anti-financial advisor

[1:52] – From financial planner to broke: Chris's wake-up call

[3:05] – Why accumulation theory doesn't work for real entrepreneurs

[4:33] – The real definition of passive income (hint: it's not just dividends)

[6:04] – Why cash flow > net worth when building real freedom

[7:48] – Real estate vs. stocks: understanding liquidity vs. control

[9:30] – The myth of "just keep saving": how the financial industry profits from your patience

[10:55] – How Chris rebuilt passive income in under 12 months

[12:22] – Redefining retirement: why business owners rarely "retire" in the traditional sense

[14:03] – Where to look for hidden cash flow inside your own finances

[15:20] – How to evaluate your investments for real, measurable return

[17:06] – Cash flow planning 101: how Chris builds a strategy for clients

[18:49] – Best types of passive income for business owners and investors

[20:15] – The mindset shift from growth to income

[21:41] – Common red flags: financial advice that keeps you broke longer

[23:02] – Lessons from going broke after "doing everything right"

[24:17] – When Chris finally stopped chasing the guru courses and started owning his strategy

[26:08] – Why your exit plan should start today—not "someday"

[27:45] – Final advice: get clarity, ditch the hustle addiction, and focus on cash flow

1. Net worth is a vanity metric—cash flow creates freedom.
2. Most traditional financial advice is built to benefit advisors, not entrepreneurs.
3. You can build passive income quickly—if you stop chasing accumulation.
4. Control of your money beats hoping the market will cooperate.
5. Retirement isn't an age—it's a cash flow number. Hit that, and you're free.

• Learn more: MoneyRipples.com
• Connect with Chris: Money Ripples Podcast
• Book mentioned: Killing Sacred Cows by Garrett Gunderson
• Resources: Cash flow analysis, investment strategy guides, passive income coaching

Closing Remark

If this episode helped you rethink your financial strategy, share it with someone who's ready to ditch the old-school advice and start building true financial independence. Don't forget to rate, follow, and review The PETE Podcast—your next breakthrough could be one episode away.