More Contracts Wont Make You Rich...But This Will

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

Episode Transcript

Speaker 1 (00:00):
More contracts won't make you rich, but this will.
So there are a handful of shinyobjects that completely
decimate wholesalers in theirbusiness, and the number one

(00:20):
thing that I think absolutelydistracts wholesalers is
flip-flopping from differentsystems, different lead
generation tactics, alwaystrying something new when
they're not getting success.
But then, once you overcomethat hurdle, the next thing that
I feel like just completelydestroys wholesalers is chasing

(00:44):
different exit strategies.
Right, we started getting somecontracts, we started getting
some assignments, closing fundeddeals.
We're seeing success, but thenwe feel like we're leaving money
on the table.
So we've got to learn novations, we've got to learn sub two
seller finance, maybe even throwin some hybrids, maybe even,

(01:05):
hey, we need to figure out howto underwrite deals for
short-term rentals or mid-termrentals or pad splits and all
these different shiny objects.
These are the ones that I feellike destroy wholesaler
businesses early on Today, whichI've previously done in this
series videos about those topicsToday is kind of the more

(01:27):
advanced decimation thatwholesalers kind of partake in,
which is getting signedcontracts that aren't movable
deals, where we try tomanufacture deals or we look at

(01:47):
it and we say we can get thisunder contract now, maybe we
could convert it to a creativedeal further down the road, or
it's just a notch on the post tosay, hey, I sent out five
contracts today.
One of the things that weexperienced in 2021 and 2022 was
anything and everything that wecould possibly get under

(02:09):
contract we did, except theyweren't always great deals, and
it wasn't because necessarilythe numbers weren't good.
Maybe it was because it was ina location, maybe the location
was too rural or it was a smallcity, or Maybe the location was
too rural or it was a small city, or maybe the market was
softening and it wasn'tattractive to your end buyers.

(02:32):
So one of the things that I'vereally, over the past couple of
years, tried to impose upon youguys is paying attention to the
buyer activity and reallyrunning your numbers.
Where in buyers buy using theweb formula, and this is where I
feel like a lot of wholesalerskind of don't pay attention to

(02:55):
the.
What could be negativelyimpacting their business is are
you getting properties undercontract that are good deals, or
are you getting propertiesunder contract just because you
can and you feel like, hey, thiscould work out, and what ends
up happening?
There is, there's always somesort of allocation of our energy

(03:20):
, our attention span.
If we get a property undercontract, someone inside of our
organization has to coordinatethe recon, get pictures done.
Someone inside of yourorganization then has to put
together the dispositions packetand then focus on contacting
the end buyers and doingdispositions.

(03:41):
If their focus on recon anddispositions is on a property
that probably shouldn't havebeen under contract, it's wasted
efforts and that energy.
Right, there could be thedifference between a good deal
getting assigned for maximumvalue, or even a good deal
getting assigned for maximumvalue or even a good deal

(04:02):
getting assigned at all.
There have been times where Iknow for a fact that we have had
to terminate a deal that shouldhave been dispo'd, but because
the dispositions team was spreadtoo thin, maybe recon didn't
get done quickly enough, theattention span, the energy was

(04:23):
not spent on the appropriateproperties that should have been
moved, and I've always saidthis I would rather have no deal
than a bad deal.
Now it's funny that I say thatbecause I'm also the guy that
does nationwide marketing,because I want to open up as
many opportunities as possiblefor us to get properties under

(04:46):
contract.
However, this is where I wantyou guys to understand you are
the buyer in the transaction.
When I say embrace, no, I wantyou to be paying attention to
should I get this particularproperty under contract?
And that starts with does theseller have motivation to sell

(05:06):
the asset for a discount?
Next up, am I getting it forthe correct price?
And finally, am I getting it ina location where end buyers are
buying and it's going to beable to be dispo?
This is what you should bepaying attention to when you are
talking to the sellers.
However, when you're strugglingearly on, it feels like anything

(05:31):
and everything that you cancontract.
You're going to pay attentionto what I am saying because I
know it feels counterintuitiveto your success where it's like
RJ, I need a win, I need avictory, and I've been there.
But you're setting theprecedence for when you remove
yourself from the seat thatyou're currently sitting in and

(05:52):
acquisitions.
If you are willing today tosign a contract on a property
that otherwise you probablyshouldn't, for various different
reasons Maybe the sellerdoesn't have motivation, the
numbers aren't quite accurate,or there's not enough buyer
activity for you to be able tosee that you're going to be able
to dispo that deal you aresetting the precedence inside of

(06:12):
your company that that is okay,now imagine that you have 20
different people inside yourwholesaling operation that are
now doing acquisitions for you.
You're running a massiveoperation, we have been there
and what happens is is you willget properties under contract
and you will make promises tosellers that you cannot perform

(06:34):
on and this increases youraverage contract to termination
ratio, where preferably you keepthat somewhere in the 70% of
contract to close ratio.
70% of the properties that youget under contract may get to
closing.
The 30% that ends in terminationrealistically should not be
because you can't perform.

(06:55):
Should be because the sellercan't perform.
Whether or not the sellerdecides to back out, the seller
won't give you access.
There's an issue with tenants,there's a title issue, something
along those lines should be thereason why those deals end in
termination, not because youcould not find an end buyer or
your numbers were incorrect.

(07:16):
Now sellers are going to lieand it's going to happen to
where you find out that, hey,this property needed a lot more
rehab than what I anticipated.
That's part of virtualwholesaling and we have to
account to that.
That should be accounted forinside of that 30% of
terminations.
But if you're doing theacquisitions correctly and

(07:36):
you're following the closer'sformula.
You should be setting theprecedence with the reverse
rapport section, where you'reexplaining the process, and
renegotiation based off of thewalkthrough is a viable option.
It's no different than howOpendoor or Offerpad or any of
those large I buyers actuallynavigate these contracts.

(07:58):
They do the exact same thingand we should be doing that as
well.
So, realistically, the onlytime that we should end in
termination is because ofsomething out of our control.
This is what I want you lookingat and paying attention to when
you're comping and underwriting.
Yes, it's important for you tocome up with an after repair
value and a rehab estimate andcoming up with that offer price.
But it's important for you tocome up with an after repair

(08:19):
value and a rehab estimate andcoming up with that offer price.
But it's also paying attentionto all the little nuances to
make sure that you're getting aproperty in the right location
that could be dispo, becausemore contracts is not going to
make you successful.
It honestly can slow yourbusiness down and what can end

(08:39):
up happening is you get aproperty under contract that
could be a $15,000 or $20,000assignment, but if you're trying
to dispo something thatotherwise you should have
contracted and you're trying tomove it more often than not,
those difficult properties thatwe shouldn't even be attempting
to try a dispo we're only tryingto make like five, maybe

(09:00):
$10,000 assignment.
It hinders you, it takes yourattention away from that
potential 15 to $20,000assignment so you can move this
little deal over here and thenwhen you finally find the time
to move on to that good deal,you don't have the time, the
energy, and so what happens isboth deals end up suffering and

(09:24):
they extrapolate that over many,many deals over the course of
time.
It will cost you in your bankaccount more than anything.
So, yes, going back through allthe different things that I've
said inside this series, moreexit strategies won't make you
rich.
More leads generation right.

(09:46):
This one right here is the onethat people sleep on because it
feels like a victory when youget a property under contract.
You hear me talk about it 125contracts in 50 days.
There were deals that sufferedbecause of the volume that we
had coming through.
There was absolutely deals thatI should not have contracted

(10:11):
during that 50 day span.
There was not enough buyeractivity.
There were some numbers thatwere questionable, to say the
least.
So really take your time and putyourself in the position of
being the end buyer?
If you are the end buyer in this, are you really going to invest
in it?
Would you buy this deal overall of the other future deals,

(10:35):
the other leads that you'regoing to talk to later in that
day?
Would you invest that amount ofmoney into this one lead?
Really embrace that role whenyou're talking to sellers and
what you'll end up finding outis you'll get more deals under
contract at the right price thatare easier to dispo and you

(10:56):
make more money.
That's what's going to make youmore successful is having the
correct deals under contract,not just more to have that
vanity number to say look howmany properties I have under
contract.
I would much rather dispo onedeal a week for $25,000 than

(11:18):
five deals for 5,000.
It's the same amount of moneyin my bank account, but less
work, less stress and lesspeople that we have to make
promises to that we can perform.
That is how you ultimatelysucceed as a wholesaler.
So, that being said, let meknow what your thoughts are in

(11:38):
the comments.
Show me some love.
Make sure you like the video.
We'll see you guys on the nextone.