Do You Agree With These Hot Takes? | The King Closer Reacts - The Titanium Vault hosted by RJ Bates III

Episode Transcript
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SPEAKER_02 (00:05):
What's going on, guys?
Welcome back to the King CloserReacts.
I am the King Closer, and thisis the series where I watch a
bunch of videos and give you mytake on whether I agree with it
or disagree with it.
Now, last week, you guys came inwith a great idea.
You want to have credits forwhose videos I'm watching.

(00:26):
And so now, moving forward,you'll be able to see those
right down below in thedescription of each and every
one of these videos.
Let's get into our first videotoday.

SPEAKER_04 (00:37):
There's tons of different scripts that I use and
different wholesalers use.
The number one I think that Iuse is hey, Mr.
Seller, I'll be honest with you.
That's not going into my pocket.
Our hard money lender pays forthe property.
You can see their in buyer namemic there.
They pay for the property, theytake care of everything.
And what I do just to give me alittle bit of extra profit so I
can put back into the company isI kind of estimate how much the
rehab will be so that I'mcovered on you no matter what.

(01:00):
Not anything wrong.
It's just how we're able to stayprofitable and make sure the
deal goes fast.
That's one way.
Second way is going to bepayment seller.
What had happened was on thisdeal, promise you I'm not trying
to get over on you.
That's the price that we agreedon.
A partner actually wants to comein on the deal.
And they said they want to dothis with me.
And I charge them in order forthem to go on this deal with me
50-50.
I charge them around 50,500,whatever the assignment fee is.

(01:21):
I had charged them theassignment fee to go on this
deal with me.
So me and that in buyer, we'regoing to be working together on
this deal.
I can assure you that, but it'snot going to affect your
purchase price at all.
There's tons of scripts up.

SPEAKER_02 (01:32):
All right.
So Roy is talking about, youknow, what do you do if your
seller sees your assignment fee?
Well, one, if you are not goingto disclose that you're
wholesale on the property, one,make sure that your title
company is doing a blind HUD.
But two, you should just getinto the practice of disclosing

(01:52):
that you are going to wholesale.
As more and more states arerequiring this as part of the
regulations that are comingdown, it is going to become
mandatory that we just have toget into the routine of saying,
Yep, I'm going to wholesale yourproperty.
Now, if for whatever reason youdid not disclose, you don't do a
blind HUD, and you end up inthis situation where your

(02:13):
seller's saying, Hey, what thehell?
Why are why are you making$15,000 on top of my price?
You need to just walk themthrough what's taking place.
And I do like the part where Roywas saying, it does not impact
what the price that we you and Iagreed upon whatsoever.
And this is what I'm doing.
I brought this deal to an inbuyer, they're willing to

(02:35):
purchase this.
You knew that I was going to beflipping the house, kind of find
out.
I actually just flipped thehouse before I even purchased
it.
And I'm going to be making$15,000 by bringing this to a
local end buyer or landlord orwhatever the exit strategy is on
that deal.
But best practice, let's justget in the routine of

(02:56):
transparently disclosing thatbefore it gets to this point.

SPEAKER_03 (03:00):
Let's be real for a second.
Wholesaling real estate used tobe simple.
Not easy, but simple.
You put a list, you'd hit thephones, you talk to sellers, and
you go close the deal.
That's how I got started.
No CRM, no fancy tools, just me,my phone, and a Google Sheet.
How to find and talk tomotivated sellers, how to pop a
deal the right way, how to builda buyer's list, not just emails,

(03:22):
and how to create a simplesystem that actually gets
results.
Abstractions, no theories, justwhat works.
I know there's a lot of noiseout there, but if you're tired
of the gimmick and you're tiredof being overwhelmed, and you
just want someone to break itdown for you simply, this course
is going to give you exactlywhat you need to build a real

(03:45):
wholesaling business from theground up.
Wholesaling real estate.

SPEAKER_02 (03:50):
All right, so it looks like Max has decided to
come back into the wholesalingindustry after a four to five
year retirement tour over inDubai.
Now, he claims that wholesalingused to be simple, not easy.
I don't know what he means byused to be.
It's only gotten more simple nowin 2025 and moving into 2026.

(04:15):
Case in point, he's talkingabout pulling a list and cold
calling on Google Sheets back inthe day.
Now lead generation is simple assomeone else is already doing
the work for us and we couldjust go purchase the leads.
That's gotten easier.
Now pulling list and skiptracing and cold calling is what

(04:36):
we used to have to do fordispositions, right?
We could scrape Facebook groupsand posts and try to get their
emails and whatnot.
But in the majority of areaswhere there weren't massive
Facebook groups, we were pullingthose lists and mining for these
buyers.
Now we have dispositionsoftwares that tell us exactly
who the end buyer is and givesus their contact information.

(04:59):
And so from that perspective,wholesaling has only gotten more
and more simple.
I don't really know what he'stalking about.
Sounds to me like he's justtrying to pitch his course
there.
And I get it, we all have thosetypes of videos, but let's just
talk about where we are todayand how much better of a
position as an industry we arein comparison to five, six years

(05:21):
ago.

SPEAKER_04 (05:22):
What would Gary Feed do to sell a house?

SPEAKER_01 (05:25):
If I was starting from zero and I was who I was in
2006 before anybody knew who Iwas, I would follow everything I
just said on stage in thisinterview.
Tomorrow, if I was able to getmy first listing, I would make
50 to 100 pieces of social mediacontent and post them
organically with no followers,unlike the last 10 years.

(05:46):
These last two years, you canhave no followers and get people
to find you and see you.
I could literally have zero, Icould literally not have a
TikTok account, download TikTok,make a video about my listing,
and actually get 10,000 views.
That is a phenomenon.
That has not happened sinceearly Facebook fan pages in

(06:07):
2010.
It has been a long time wheresomebody who's watching right
now has not started, and theirfirst video can actually create
a huge impact.
So that's what I would show.

SPEAKER_02 (06:20):
Couldn't agree more.
We just did a video a coupleweeks ago about Garen Castle
inside of Titanium University,where he talked about how he
made a$75,000 assignment fee.
And the reason why he was ableto close that deal is because
when the sellers Googled hisname, they saw his organic
social media content andrealized he was legitimate and

(06:43):
real.
And that's why they decided tosign the contract with him.
And then he was able to assignthat deal for$75,000 profit.
The power of posting on socialmedia is bigger than the amount
of followers and views you get.
It's also about the credibilitythat you bring to your potential
customers, whether it's sellers,in buyers, whoever it is,

(07:06):
creating this kind of contenthas been one of the best
decisions I've ever made in mylife.
If you're on the fence ofwhether or not you should do it,
I can promise you if you're notdoing social media content,
you're leaving money on thetable.

SPEAKER_05 (07:18):
How do you solve creative seller problems when
wholesaling a real estate?
As a wholesaler, the deals thatyou're doing are off-market.
And generally there's a reasonthey're off-market.
Whether the house is distressedor the person is distressed,
you're going to be diving into aworld of seller problems that
usually require creativesolutions that typical methods
like an agent or on market can'tusually solve.

(07:39):
Whether that's personalityproblems or money problems, it's
your responsibility to solvethose problems.
Whether that's they need anadvance of money, they need help
doing something.
It's going to be a little bitrisky sometimes, but you need to
be willing to solve thoseproblems for the seller in order
to get these deals done.
Guys, do you want more tips andtricks?
A like and follow for more.

unknown (07:57):
Okay.

SPEAKER_02 (07:58):
Let's just clear something up real quick.
Never give a seller money upfront.
Do not ever give a seller inadvance of money.
That is the quickest way tonever see money ever again.
Okay.
Now, closing on a deal andhaving a lease back where you're
holding money in an escrow andsolving their problem that way,

(08:20):
that's a solution becausethere's contracts in place,
there's money being held back,and that's how you protect
yourself, but don't ever advancethe seller money.
Now, this whole, because I talkabout this all the time, right?
We have to solve the seller'sproblem.
However, this narrative in whichit has to be creative, I don't
know if that's necessarily thecase.

(08:42):
The majority of our wholesaletransactions are just cash
transactions.
It's more about making sure thatyou hear the seller understand
what their needs are and solveit.
And what I mean by that is thereare times where I hear the
closer say, I could close thisdeal in less than 30 days, or I

(09:04):
could close this deal in lessthan 10 days.
And the issue is you haven'tasked the seller, you haven't
found out what their timelineneed was.
See, we just closed a deal inMissouri where the seller's need
was actually she needed 120days.
She didn't need us to closequick, she needed us to close
when she was ready.

(09:24):
And so that's where I think thesolving a seller's problem comes
in.
It doesn't have to be creative,it just has to be we understand
what they need from us, and wesolve that problem by buying the
real estate.

SPEAKER_00 (09:38):
Check it out.
If you're just not waking up,you already late and you already
disqualified.
Most wholesalers don't failbecause of contracts.
You fail because your pipelineis dry.
It's dry as a cactus.
No system, no leads, no leads,no business.
I've seen an obvious newstandard.
You need oppositing, I'm notgetting my DMs now.
Let's do it.

SPEAKER_02 (09:59):
I like her.
She got some spunk right there.
Listen, I agree.
I majority of wholesalers thatare struggling, when I ask them
how many leads do you have, it'snot enough.
It's not, they're not taking itserious.
And I'll I'll use an exampletoday.
I was having a one-on-one, whichI do that with every Titanium

(10:20):
University member.
I give them access to mycalendar and they could schedule
a one-on-one with me and Cassieand Nick.
And the TU member that I wasmeeting today, they'd been
inside the university for 90days.
They had purchased, they had had110 conversations.
Well, from those 110conversations, they had gotten

(10:42):
eight contracts, but only threehad made it to the closing
table.
And it's funny because they werebuying the cheaper coupon club
leads.
And I was like, okay, so what welearned here is that out of the
110 conversations that you'vehad, you got eight contracts,
you should have only gottenfour.
And they were like, well, we goteight.

(11:03):
I was like, that probably meansyou locked up four, you
shouldn't have.
That's why you had as manyterminations, right?
We you learned that you shouldhave embraced being a buyer,
competent underwritten better.
Out of the four that you shouldhave gotten, three close.
That's the metric.
70% of the contracts that we getshould make it to the closing
table.
So they were right there.
They want to know, likefinancially, why aren't we doing

(11:26):
better?
It's because they didn't haveenough leads, right?
Only 110 conversations in 90days, that's not enough, right?
You she's absolutely right.
You gotta have that pipelinebuilt up.
You have to have enoughconversations going on.
So over the course of the nextsix months, we're closing deals

(11:46):
in January from the leads thatwe bought in October and
November and December.
And it's a never-ending faucet.
Lead generation has to always beon.
If you stop, your business isgoing to stop.
I like her.
All right, guys, that's ourepisode of The King Closer
Reacts.
Hope you enjoyed it.
And like I said at thebeginning, the credits for each

(12:08):
one of those videos is now inthe description right below us.
Show me some love, like today'svideo.
We'll see you guys tomorrow.

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