Real Estate Wholesaling EXPOSED: RJ Bates III Shares Insider Secrets

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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

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

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Episode Transcript

Speaker 1 (00:05):
Welcome back to the King Closer Reacts.
I am the King Closer, rj BatesIII, the series where I watch
all these wholesaling gurus andYouTube influencers to see if
they know what the hell they'retalking about.
Let's get into the first video.

Speaker 2 (00:21):
They started going to the virtual space and they're
like oh, I can do this fromanywhere, which you can, but you
got to have daily check-ins,maybe multiple times a day, with
different departments.
You have to create a culturethrough a camera, which is
really hard, whereas if you'rein an office, you can meet
somebody's kids, their family,ask them how their day is going.
So I've seen people migratingback into the office space at

(00:41):
least to build a true realestate business again.
Yeah, you lose that connection.

Speaker 3 (00:46):
Yeah, someone you know, every day I get to go in.
I bullshit with my guys alittle bit, do push-ups all day
like it's fun.
It's a deeper sense ofconnection when you guys are not
just talking like through acamera, for sure so I couldn't
agree more with this take.

Speaker 1 (01:02):
We did the whole virtual thing for years and I
think there was always some sortof resentment between owners
and employees.
It's like if we weren't gettingresults, it was really hard to
understand.
Like was it because we weren'tgetting results because of a
lead problem, a process, asystem issue, or is it because

(01:25):
you weren't doing work?
And when you're virtual italways kind of turned into were
you doing the reps?
Were you truly paying attention?
Are you just trying to get apaycheck here in the office
again, building that culture hetalks about just bullshitting
with the guys.
I mean, we have so much funhere.
Just the other day we werestanding out on the back balcony
right here looking at the lakeand we saw these two geese just

(01:50):
walking in the parking lot and Imade a bet with Justin.
Like Justin, I bet for $10.
You can't go down there and youcan't touch one of those geese.
And it was hilarious Like heran down there.
He's running around the parkinglot, he dives after one, he
does a front roll.
Actually you know what Jordanput it in there.

(02:11):
Show everybody Justin's magicalslow motion.
Where are we?
Where we got it?
One of these sides.
Here's Justin Slow rolling.
He's all tore up.
So we're going to go golfinglater today and I'm going to
beat him because his hands alltore up.
But it's just having fun and Ithink work should be fun.

(02:31):
It shouldn't be one of thosethings like.
One of the benefits of being anentrepreneur is that you create
your own company.
It's not just about money, it'snot just about this legacy that
you want to leave.
It's also about creating areality of the culture that your
business has and having fun and, yeah, the freedom and the

(02:53):
money and all that is nice andit's important, but it's also
just about enjoying who you workwith on a daily basis here's
the problem with wholesaling asa business model for an
acquisitions person, we haveliterally zero risk.

Speaker 3 (03:11):
Why is that a problem ?
Let me ask you this If you hadto choose between the following
two options, what would youchoose?
Wishing you got a deal undercontract or wishing you never
got a deal under contract andcouldn't get out of a deal.
It is way worse to have thatbad deal and wish you could get
out of that deal than it is tobe like my wish I locked up a

(03:35):
contract.
I wish I got a deal andwholesalers don't have that
problem that like forces you tobe good at your numbers 100%.

Speaker 1 (03:44):
All right.
This is my issue Every singletime we have one of these hot
takes on the problem with thewholesaling model.
I just don't understand whatthese people are talking about.

(04:07):
So you're telling me that if Igo get a property under contract
, I have no risk?
Yet I spent marketing dollarson generating that lead, I'm
going to have all my systems andall my overhead, I'm going to
spend money to get picturestaken, do recon on the property
and then I'm going to spend timetrying to dispo the deal.

(04:30):
I have no risk.
What are you talking about?
We have risks associated Also bythe way, we make no money if we
get a deal under contract fortoo high and we don't know how
to run numbers.
But we have to make money.
So how is that the problem withthe wholesale and business
model, because you're pointingat it and saying we don't lose

(04:52):
anything, like a flipper or alandlord would.
Well, of course not.
We also don't have the upsidethat a flipper or a landlord has
.
That's why our averageassignment fee across the entire
nation ranges around $15,000per deal.
How many house flippers areflipping houses for $15,000?

(05:13):
Nobody.
So, yes, there's a give andtake to the business model, but
there are people out there thatare spending $6,000, $7,000,
$8,000, and in some markets evenmore in just marketing costs to
get a property under contract.
So you're saying, oh, we havenothing to risk, you terminate a
deal that costs you $6,000.

(05:34):
To saying, oh, we have nothingto risk, you terminate a deal
that costs you $6,000 to get.
Yeah, you have something atrisk.
I disagree with this.

Speaker 6 (05:41):
These are the properties that I will not
wholesale Fire damage properties, danger zone properties these
are properties that are inreally bad neighborhoods.
Should I explain more Majorfoundation issues?
I don't wholesale houses infloodplains.
More major foundation issues Idon't wholesale houses in
floodplains.
Flood zones okay, but afloodplain, no.
You can't mess with floodplains, you can't get them insured.
Houses that are old if they'reunder 1950, and also houses that

(06:07):
are too expensive.
Those million-dollar housesjust sit on the market,
sometimes for years.
They're a terrible investment.

Speaker 1 (06:14):
These are the properties that I do just name,
like every house out there.
Right, what do you want?
2012 built, that's $300,000.
I mean, yeah, we all want those, but listen, in some market I
don't know what market he's in,but clearly not a virtual
wholesaler because there aresome states where every house is

(06:34):
older than 1950.
Like up in the Northeast.
What are you talking about?
I mean, you're going to have towholesale houses that are older
than 1950.
And then, if you're doingwholesaling in a place like
Houston, texas, you're going tohave to deal with floodplains,
fire, damaged homes.
I mean.
So what are we supposed to do?
Just look at homeowners and say, oh, your house burned down and

(06:57):
you need to sell that asset fora discount, and you're highly
motivated.
I'm sorry, I'm not going tohelp you out.
Come on, there's a buyer foreach one of these problems here.
So I don't agree with justlooking and making this really
tight buy box.
It sounds to me like maybe thisgentleman right here is used to

(07:20):
wholesaling the hedge funds andthat's why he's kind of created
this buy box.
But when you become a virtualwholesaler and you start doing
deals in multiple locations, yourealize that there's many
different types of buyers, thatthere's many different types of
buyers and you have to kind ofget used to the underwriting
process for all of the differentneeds out there.

(07:41):
So I don't know, I just feelslike that's too tight of a buy
box for me.

Speaker 4 (07:45):
You think you have a lead quality problem, but you
probably don't.
Here's why I've analyzedthousands of real estate
campaigns and I see most realestate investors say I have a
lead quality problem, but thatreally isn't the freaking case.
So stop whining about your leadquality and actually listen up.
Most people are problemaccustomed, not problem aware.
So I talk to a lot of peoplethat go to the highest intent
let's say, google campaigns andthey can't actually get leads to

(08:06):
convert.
Then they jump from marketingagency to marketing agency and
they jump from cold call intoSMS.
They just jumping around andsay, hey, it's a lead quality
problem.
But then I go and listen totheir calls and I come to figure
out that is actually a salesproblem, because most of these
guys think they're really goodat sales.
But you listen to their callsyou see that, dude, you're just
terrible at sales.
You just think you're good.
So stop being a whiny littlebitch if you ask me, and

(08:28):
actually go and start learningsales, because you got guys that
are literally doing SMS, doingmore deals than you're doing
Google PPC.
How can these guys go and dosome outbound marketing, get
better results than you doinginbound marketing, just because,
and then you complain about theinbound quality.
No, it's.
You do not have your salesprocess dialed in.

Speaker 1 (08:48):
Courtney Scott bringing the fire right there.
I agree, I could not agree more.
So many people will tell melike man, the leads from Speed
of Lead, property Leads, leadSolo, they suck and I'm like,
but they suck.
And then how come, every time Iget a random batch, I get a
property under contract.

(09:09):
How come people inside of TUare closing deals every single
day?
We literally had I had a TUmember text me last night.
He said RJ, I am analyzing 20plus deals a day that other TU
members have under contract thatare trying to wholesale to me

(09:31):
20 plus.
Now, mind you, titaniumUniversity we've only been in
existence for a little bit overa year.
We only have 550 members.
He's getting 20 deals a daythat are under contract.
Yeah, you want to learn how toactually close leads?
Go to kingclosersformulacom.

Speaker 5 (09:53):
What I find is a lot of wholesalers will just do it
anyway, right, they'll lock itup and they'll get people in
tough situations.
And the thing is not allsellers tell you their timeline,
right, some of them will justbelieve that you're going to buy
their house because you saidthey would, and then people
cancel because they're justtrying to get the contract.
So this is a big problem withtraditional wholesaling, because

(10:14):
most of these wholesalers thatgo out there do not have buyers
until they blast out the list ofthousands of people and then
they get feedback and thenthey're like okay, this can you
know, this can work.
And I think that's whywholesaling is under attack,
because the traditional way ofwholesaling is stupid.
It sucks, I don't know.

Speaker 1 (10:33):
Listen, Nathan, I like Nathan.
Nathan's a good guy.
I don't know what he's talkingabout the traditional way of
wholesaling.
I thought he was a wholesaler,so maybe he's got some new fancy
term the painless flipping way.
I don't know.
But also, all right, man, whyare you so out of breath?

(10:54):
Looks like you're slowlywalking man, come on now.
But listen, what are we talkingabout here?
This is like is that the reasonwhy wholesaling is under attack
?
I think there's a lot ofdifferent reasons why
wholesaling is under attack, butthis right here.
This is like assuming thatevery wholesaler out there just

(11:17):
has the intention of locking upevery single deal, blasting it
out and hoping that it sells.
I think that happens a littlebit.
There's a small percentage, butthe majority of people realize
very quickly after theyterminate one, two deals where
it's like hey, that took a lotof my time, Because one of the
worst things that we want to dois terminate.

(11:39):
We continue to work, and work,and work, and so it's like if I
just got this at a better priceor a better location, then I
would have already made money.
And so we start tweaking ourskill sets.
So I don't know what his newway of wholesaling is, but at
the end of the day, copying andunderwriting is the most

(12:00):
important skill set out thereand that's why some of us have
regularly been teaching.
Like this is what you guys needto be focused on how to talk to
sellers, how to identify theirmotivation, how to identify
their timeline and she said somesellers won't tell you that
that's weird and then alsounderstanding where your end
buyers buy.

(12:21):
All right, guys, that's ourepisode of the King Closer
Reacts.
Hope you enjoyed it.
Let me know in the comments ifyou did Give me a like.
We'll see you guys tomorrow.