All Episodes

October 10, 2025 14 mins

Want to work directly with me to close more deals? Go Here: https://www.titaniumu.com
Want the Closer’s Formula sales process I’ve used to close 2,000+ deals (FREE) Go Here: https://www.kingclosersformula.com/close


If you’re new to my channel my name is RJ Bates III. Myself and my partner Cassi DeHaas are the founders of Titanium Investments.

We are nationwide virtual wholesalers and on this channel we share EVERYTHING that we do inside our business. So if you’re looking to close more deals - at higher assignments - anywhere in the country… You’re in the right place.

Who is Titanium Investments and What Have We Accomplished?

Over 10 years in the real estate investing business
Closed deals in all 50 states
​Owned rentals in 12 states
​Flipped houses in 11 states
​Closed on over 2,000 properties
​125 contracts in 50 days (all live on YouTube)
​Back to back Closers Olympics Champion
Trained thousands of wholesalers to close more deals

_________________________________

With over 2,000 Videos, this is the #1 channel on YouTube for all things Virtual Wholesaling. SUBSCRIBE NOW!    https://www.youtube.com/@RJBatesIII

_________________________________

RESOURCES FOR YOU:

If you want my team and I to walk you through how to build or scale your virtual wholesaling business from A to Z, click here to learn more about Titanium University: https://www.titaniumu.com

(FREE) If you want to learn how to close deals just like me, The King Closer, then download the free King Closer Formula PDF: https://www.kingclosersformula.com/close

(FREE) Join our exclusive FB group community for real estate investors and wholesalers: https://www.facebook.com/groups/titaniumvault/

(FREE) Click here to grab our Titanium fleet free PDF & training: Our battle tested strategies and tools that we actually use… and are proven to work: https://www.kingclosersformula.com/fleet

Grab the King Closer Blueprint: My Step by Step Sales Process for closing over 2,000 deals (Only $37): https://www.kingclosersformula.com/kcblueprint

Grab Titanium Profits: Our exact system we use to comp and underwrite deals in only 4 minutes. (Only $99) https://www.kingclosersformula.com/titaniumprofits

Want to know what the best markets to wholesale in are? Grab my breakdown of all 50 states here: https://www.titaniumu.com/markets

Support the show

Mark as Played
Transcript

Episode Transcript

Available transcripts are automatically generated. Complete accuracy is not guaranteed.
SPEAKER_01 (00:05):
Welcome back to the King Closer Reacts.
I am the King Closer, RJ BatesIII.
This is the series where I watcha bunch of videos and react to
it and tell you whether or not Iagree or disagree.
And this week, unlike last week,we're back to real estate.
So let's get into the firstvideo.

SPEAKER_06 (00:22):
If I was wholesaling real estate, I'd do this first
because finding leads shouldn'tbe the hard part.
No lists to buy, no complicatedsystems.
You just need a zip code andfilters that actually work.
Step one is opening list builderand choosing your market.
Pick a zip code or draw aboundary where you want to
invest.
Step two is applying filters tofind motivated sellers.

(00:44):
Stack filters like absenteeowner, single family home, 50%
equity, owned for 10 plus years.
Then add the list.
Then view it and start a simplefollow-up plan, whether that be
mailers, calling, or just areminder to stay in touch.

(01:04):
If I was starting from scratch,deal machine would be how I'd
find my first seller.
Fast, focused, and withoutwasting time.
Let us know what you'd do if youwere starting over.

SPEAKER_01 (01:15):
Okay, I'm gonna let you know exactly what I would
do.
Not that.
Listen, I understand the reasonwhy Deal Machine exists.
It's a budget-friendly tool thatyou can use to build lists and
skip trace for free and coldcosts and mailers and all of
that.
But if I were to start over fromscratch, I'm gonna take a small

(01:37):
budget, maybe a thousanddollars, a couple thousand
dollars, and I'm gonna go tospeed to lead, property leads,
lead solo, whichever logo I likethe best, and I'm gonna buy the
leads.
So I know that no matter what,I'm speaking to someone that has
a house that they need to sell.
See, the thing about these listsis we assume that because the

(01:58):
house is vacant, has an absenteeowner, maybe a financial
distress element likepre-foreclosure or tax
delinquency, that they might bemotivated to sell the house.
That's not always the case.
I'm sure if you've been doingthis for any period of time,
you've reached out to someonethat was in pre-foreclosure and
they're like, Yeah, homie, can'tpay my mortgage.

(02:18):
Doesn't mean I want to move,still want to live here.
Will you modify my loan?
You want to loan me some money?
That happens onpre-foreclosures.
And when you're new, then one ofthe worst things that can
demoralize you is mining forleads, trying to find a
motivated seller.
So for me, if I were to startall over, I would just focus on

(02:40):
the people that have alreadyraised their hand and said, I
have a house that I want tosell.

SPEAKER_02 (02:45):
Whenever you're talking to a seller, there are
three things you never want toask them: time, price, and
condition.
Every single wholesale guru isripping their heads out and
thinking that I'm crazy rightnow.
You see the whole motivation,time, price, condition that
worked back in 2021 to maybelike 2023.
But now your seller is so usedto this dumb script.

(03:06):
Hey, what's the beds andbathrooms of the property?
What's the condition of themicrowave?
Well, when's the last time youchanged the refrigerator?
Now, if you were to sell yourproperty, what time frame would
you sell your property?
And I'm curious, Mr.
Steller, how much do you wantfor your property?
Most wholesalers make themistake of focusing on these
questions.
Then they put the lead in theirCRM, follow up with it for the

(03:27):
next two to three weeks, andwonder why the deal never
closes.
Because you missed the wrongthing.
The only thing that matters on acall is motivation, nothing
else.
In order for me to put a sellerin my CRM, they need to have
motivation.
No motivation, I don't want totalk to you.
In a nutshell, this is what mycalls sound like.
Mr.
Seller, do you want to sell yourproperty?

(03:48):
If so, why?
If you cannot give me a reasonwhy, I don't want to talk to
you.
In my company, we go by I call,I close, I serve.
Nothing in there says time,condition, or price.
I want to serve, meaning I wantto understand your situation.
I want to understand what painyou're going through, and I want
to know how I can help.
Once you make this switch fromdeal finder to problem solver,

(04:10):
you'll make a lot more money.

SPEAKER_01 (04:12):
Whenever you're talking to I like this kid.
I mean, every time I watch hisvideos, he's got some pretty
valid points and a great mindsetin regards to how to navigate
seller conversations.
The only thing that I woulddisagree with is that price is
important because sometimes theseller's motivation comes out

(04:35):
based around the price that theyneed.
And so if you ask it early on,which is what we do, Mr.
and Mr.
Seller, do you want to sell?
How much do you want for it?
Tell me what you got going on.
Insert, same thing that he'sasking.
What's your motivation?
What's your pain?
And then we identify how we canserve them no matter what.
That's the difference betweenthe closure's formula and what

(04:56):
Roy does there.
But ultimately, the mostimportant part of every seller
call is motivation.
So he's spot on right there.
In regards to the condition, hehe had some funny ones there.
You know, tell me the conditionof the microwave.
When was the last time youchanged out the refrigerator?
You hear these things, like itactually happens on seller
calls, and I could not agreemore that it makes you pull your

(05:18):
hair out.
Well, I guess my beard, since Idon't really have any hair to
pull out.
But overall, I agree with Roy.
I think the only thing therethat might need to change a
little bit is we do need to knowhow much money because there are
times where they are financiallymotivated.

SPEAKER_03 (05:36):
Don't lock up freaking 5K, 10k deals.

SPEAKER_01 (05:39):
Like, don't man, here we go.
See, Brian, man, every timeBrian DeVilla is on here, it's
just an opportunity for me toroast him.
I mean, this guy has been on hispodcast.
I think I'm the highest viewedpodcast he's ever had.
Uh, he's been on between twobelts, one of the lowest rated

(06:02):
episodes I ever had because noone knew who he was.
Everyone was like, why would RJ,you know, interview this guy?
And this is the reason why,because he has takes like this.
Like, what is he talking about?
Don't do 5K deals.
Some people, 5K islife-changing, like they need
that.
That's a lot of leads.

(06:23):
It keeps the business afloat.
Anyways, let's let's see whatelse Mr.
Davila mind-blowing stance ishere.

SPEAKER_03 (06:32):
Do it.
And I'm literally like hard onthem because those deals end up
just dragging on and making thisbig cluster of just work.
It just takes away fromeveryone's focus.
So now I'm like trying to justfocus on big deals.

SPEAKER_04 (06:45):
I think that's a good point.
I think that's in any business.
A lot of people say, go solvelike wealthy people problems or
raise your price.
You know, I was talking tosomeone the other day and they
said they had like a$10,000course.
And he's like, I have a$50,000one as well.
Yeah.
And he's like, the$50,000people, they want one nugget
here or there.
They just want some guy, andthey're not asked for their
money back.
The$10,000 one, they're like,hey, do that for me.

(07:08):
I just gave you 10 grain, it washalf of my savings.
Yep.
The$50,000 people are like, thatwas, you know, two weeks' worth
of income from this company orthis job.
Yeah.
Just guide me a little bit, giveme a nugget here or there, and
that's I'm good.

unknown (07:19):
Oh, lock up.

SPEAKER_01 (07:20):
Brian actually did something smart.
He brought someone elseintelligent onto his podcast
that brings all of the goodtakes.
Since Brian brought complete assof a take at the beginning, and
the other guy actually came in,but the other guy was talking
about educational courses, andhe was like, It's true.
Like, to be honest with you, thethe high payers, they they do.

(07:42):
They just want that little bitof knowledge that kind of moves
the needle for them.
It's what they need.
And the lower-paying onestypically are a lot more needy.
That's just kind of a knownthing across entrepreneurism.
Now, entrepreneurism,entrepreneurship, let's go with
that.
Now, going back to Brian's dealthere about don't do smaller

(08:02):
deals.
If that's the case, you aregoing to be wiping out some of
the hottest areas in the UnitedStates to wholesale in.
And the difference is you justbecome a higher volume wholesale
machine.
It doesn't mean they're going tobe difficult deals.
It's just the price points,right?
Detroit, St.

(08:23):
Louis, Kansas City, Birmingham,Alabama.
It's very rare for you to do alarge spread on a single family
home in those areas just due tothe price points.
But they can be quick and easy,and you can have repeat buyers
where they're not difficult.
So, no, Brian, not every smalldeal is difficult.

SPEAKER_05 (08:44):
I got a good uh topic for us today, man.
We're gonna talk about pro tipstoday.
And then we got one more, Mike.
You're gonna be good at this onehere.
Follow up.
I love that one.
So follow up, follow up, followup.
Why do you have to follow upwith people?
Dave, I just want to go makeoffers and get deals under
contract.
Well, because we have been doingthis together for almost seven
years, coming closer to eight.
And we are averaging, ouraverage deal takes about six

(09:08):
months from the time we talkedto the person to the time we
close the deal.
So that means we've had severaldeals that have gone on for
years.
We've had one under contractthat we actually had to exit,
thank God for our CYA clauses.
That was a five-year deal.
Wow.
So again, yeah, follow-up, dude.
It's it's important on everyaspect of the sales process.
So if you just think about thisfor follow-up's important.

SPEAKER_01 (09:31):
However, if your average deal, did he say six
months?
He said six months.
It's probably because you don'tknow how to close.
Like, it shouldn't take thatlong on average, okay?
On average, it should take like16 minutes, okay?
Because you identify, hey, doyou need a cell?

(09:52):
How much you want for it?
Let's find out your motivation,let's solve the problem.
Boom, let's move on.
If you're averaging six months,you might not ever be asking for
the close.
Or what are you doing for leadgeneration?
This has got to be like someslow ass direct mail, old school
cold call.

(10:12):
I don't know.
I feel like they're living inlike 1994 or something.
Like it's not that hard nowadaysto find someone that's motivated
and says, this is what I need tosell for, and you close the
deal.
Closers close the deal.
If we're always having to followup, then there's a problem
inside of the sales process.

(10:33):
So yeah, follow-up's important.
I mean, I've talked about it.
You guys have heard me.
We just closed the deal 2022, weset the contract 2023, but it
wasn't because of the salesprocess.
It's because shit happened inthe seller's life.
So it postponed everything.
So realistically, if you areputting yourself in a position

(10:54):
where you're mandating thatdeals close in six months,
that's on you, and you'reprobably not serving the
majority of the motivatedsellers correctly.

SPEAKER_00 (11:03):
I offered over full price for a house.
I still crushed it by offering0% interest.
And here's how I did it find afree and clear seller that wants
cash flow but doesn't want to bea landlord anymore.
Offer full asking price or overthe asking price to be able to
get the 0% interest.
No interest, no bank, and noloan application.

(11:26):
Structure the deal using apromissory note or a D to trust
for the seller's protection.
I break down the exact scriptand paperwork inside my school
group, so make sure and joinnow.

SPEAKER_01 (11:41):
See, I don't like these types of videos because
there's so much context that'smissing here.
Are there deals where you couldpotentially offer over asking
price and get it because of the0% interest?
Yeah, you could.

(12:16):
Let's say the the ASCII pricewas full retail at$200,000.
They go now offer$210,000 at 0%interest.
Does that cash flow, what isyour end buyer going to want to
do with that?
And does it make sense incomparison to what is available
on the market already?
What is your competitionbringing to the table?

(12:38):
See, there's times where 0%interest can be enticing enough
to make the deal worthwhile forthe end buyer.
But there's other times where ifyou can get it at a discount and
I can step into equity, I wouldmuch rather be able to refi out,
get all of my money, maybe evenput some money in my pocket

(12:59):
because most landlords arestruggling with cash flow.
I know that sounds funny becauseyou're thinking the rent and all
that, but maintenance, capitalexpenditures, vacancies, these
types of things eat at alandlord's cash flow.
So they lean and rely on thatcash flow that comes in from the
refinances to help float theirbusiness.

(13:22):
And in this scenario, righthere, if you're stepping into a
deal and you're negative on yourequity, it really limits your
plays on that property.
Because basically, what you'relooking at is I can do a wrap
where I sell or finance or Ikeep it as a rental property.
And over the course of time, ittakes a long time for you to buy

(13:44):
that down to where you even canget close to that 70% of loan to
value where you could thenrefinance.
So there's a lot of contextthat's missing here.
And I get it, she's trying tosell her program and get you
into her school group.
But ultimately, I see too muchof this going on in the
marketplace where newer peoplethat are watching this on social

(14:07):
media don't understand thelittle nitty-gritty details as
to how a deal like this couldpotentially get you into issues.
Last thing I'll say on thatissues that could potentially
pop up.
What if something goes wrong?
What if something breaks on theproperty immediately?
Right?
HVAC, boiler goes out, hot waterheater.

(14:30):
You're immediately negativesignificantly on that deal.
So just be careful on thosetypes of deals.
All right, guys, that's ourepisode of The King Closer
Reacts.
Let me know did you agree ordisagree with my takes?
If you disagreed, go tell SteveTrain.
If you agree, drop a commentbelow.
Show me some love, like today'svideo.
We'll see you guys tomorrow.
Advertise With Us

Popular Podcasts

Stuff You Should Know
Dateline NBC

Dateline NBC

Current and classic episodes, featuring compelling true-crime mysteries, powerful documentaries and in-depth investigations. Follow now to get the latest episodes of Dateline NBC completely free, or subscribe to Dateline Premium for ad-free listening and exclusive bonus content: DatelinePremium.com

CrimeLess: Hillbilly Heist

CrimeLess: Hillbilly Heist

It’s 1996 in rural North Carolina, and an oddball crew makes history when they pull off America’s third largest cash heist. But it’s all downhill from there. Join host Johnny Knoxville as he unspools a wild and woolly tale about a group of regular ‘ol folks who risked it all for a chance at a better life. CrimeLess: Hillbilly Heist answers the question: what would you do with 17.3 million dollars? The answer includes diamond rings, mansions, velvet Elvis paintings, plus a run for the border, murder-for-hire-plots, and FBI busts.

Music, radio and podcasts, all free. Listen online or download the iHeart App.

Connect

© 2025 iHeartMedia, Inc.