August 15, 2026 • 28 mins
Grab the King Closer Blueprint: My Step by Step Sales Process for closing over 2,000 deals (Only $27): https://www.titaniumu.com/blueprint
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 4,000 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
Grab Titanium Profits: Our exact system we use to comp and underwrite deals in only 4 minutes. (Only $99) https://www.kingclosersformula.com/titaniumprofits
Listen
Watch
Mark as Played
Transcript
Episode Transcript
Available transcripts are automatically generated. Complete accuracy is not guaranteed.
SPEAKER_03 (00:03):
All right, today you guys are gonna get to watch a
live seller call from a coupleweeks ago during my Tuesday
lives with Jerry Norton.
This was a lead that came to usfrom Red Panda.
It was a Metro lead, so$100price point for this lead.
It was in Indiana, and theseller actually calls me back
(00:25):
from me leaving a voicemailduring the live.
So I kind of interrupt Jerry atthe beginning.
I'm like, hold on, I'm getting acall back and answer.
And the situation with theseller is that he was previously
undergo actually during thisconversation, he was actually
under contract with anotherwholesaler.
But the wholesaler had ghostedhim for 45 straight days.
(00:49):
Now, he's very transparent as aseller.
He tells me about the situationthat's going on with this other
wholesaler.
He even explains to me that hey,the mobile home that sits on the
land is in really poorcondition, probably needs to be
torn down.
Honestly, I just need to sellthis for land value.
(01:09):
Now, I'm able to offer him fivethousand dollars for this, and
this is not going to be a bigassignment fee, but I'm wanting
to share this call.
One to kind of showcase how toovercome the situation when
someone is essentially gettingscrewed over by another
wholesaler.
Also, to give you guys an updateon what happened with this call,
(01:33):
because I don't get a signedcontract during this live.
We end it where it's like, heyman, you've got my phone number.
If you need my help, you cancall me.
Well, guess what?
He calls me and he's like, dude,I need your help.
I'm in a bad situation.
My landlord needs rent.
I was anticipating paying therent with the proceeds from this
(01:56):
closing because, well, we wereset to close on Tuesday and it
didn't happen.
So I really need to make thistransaction happen quickly.
Now he does counter me.
He countered me to$6,000, andthe conversation was completely
transparent.
I said, listen, man, I can sendyou a contract for the$6,000.
I think I need to be at$5,000.
(02:17):
But what we will do is we willgo out, we're going to wholesale
this property, we're going toget buyer feedback, we're going
to come back to you and we'regoing to let you know whether or
not we can move it at$6,000 orif we need it at a lower price.
Are you okay with that?
If so, I'm going to send you thecontract.
So we send them the contract, wegot it signed.
(02:38):
We're doing recon.
We're currently in dispositions.
Now, the reason why I wanted toshare this with you is because
this is not going to be a hugeassignment fee.
It's not going to be amonumental moment for us.
In fact, we're probably going tohave to do a lot of legwork on
this to make any bittyassignment fee.
(02:59):
And some people would look atthat and say, RJ, isn't that not
worth your time?
Isn't that making your wholesaleoperation inefficient?
One of the aspects of running anationwide virtual wholesaling
organization is that we need tobuild buyer relationships.
(03:21):
The following Tuesday, Jerry andI go live with property leads.
I call a lead in Indiana.
I get it signed right then andthere.
We were able to dispo that fromsign from the time I got the
lead to the time the signedassignment got signed was four
hours.
Okay.
Now, how were we able toaccomplish that?
(03:42):
It wasn't because of investorlift or investor base or any of
the disposition softwares.
It was because we had arelationship with the in buyer
already.
How did we have thatrelationship with that end
buyer?
Previous deals that we had undercontract.
So every single time that I geta property under contract or we
(04:03):
get a property under contract,it opens up that opportunity for
us to establish relationshipswith new buyers.
So this deal right here, despitethe fact that it's not going to
be a huge assignment fee, it isan opportunity for us to
strengthen our dispositions,abilities, our relationships
(04:25):
with those end buyers.
We are now speaking to buyersthat we previously had never
spoken to.
We're understanding what they'relooking for, we're getting their
feedback, we're learning moreabout the market.
And I do think that weinevitably will be able to
display this deal.
It's just not going to be a tonof money.
We'll be, I'll be honest withyou, we'll probably break even
(04:47):
on this deal.
But what about the next one thatwe get in this city in Indiana?
That one, we already will knowwho our end buyers are, who we
should be reaching out to, whattheir buy box is, what they're
specifically looking for intheir deals.
So this is an opportunity to notonly strengthen our buyer
(05:09):
relationships, but also helpthis highly motivated seller
out.
And to me, that is afoundational element of building
a successful long-termnationwide virtual wholesale
operation.
So enjoy this live seller call.
Let me know what you guys thinkin the comments.
(05:29):
Hold on, I'm getting a callback.
SPEAKER_02 (05:33):
Done deal.
Hello, this is RJ.
unknown (05:38):
Yeah.
SPEAKER_03 (05:40):
Hey Joey, this is RJ Bates.
That's Combatch property therein Petersburg.
You are uh I think you werelooking at selling that.
Is that correct?
unknown (05:49):
Yeah.
SPEAKER_03 (05:50):
Fantastic.
How much are you looking to getfor it?
SPEAKER_02 (05:54):
15 if I can.
SPEAKER_03 (05:57):
Fifteen.
Alright, well tell me a littlebit about what you got going on.
SPEAKER_02 (06:01):
Um basically it's the property.
There is a whole barn there thatkind of needs to be torn down.
But a lot of people say, youknow, white wood and sex.
But the trailer itself, in myopinion, either gut it's doing
it or just replace it, period.
SPEAKER_03 (06:22):
What uh what year is the trailer?
SPEAKER_02 (06:26):
Eighty six, I believe.
Okay.
I read some cores, but there'syeah, it just it it's like you
know, two place one, it'sanother two by seven, it's
another one.
It's like all the way and redoit or just remove it, period and
(06:54):
somehow.
SPEAKER_03 (06:57):
Are there any new builds going on around there or
any new trailers being put onthese lots?
SPEAKER_02 (07:05):
Well, I l I live where it's at is like in a
horseshoe, and I live on thebottom bottom, and right now
there's just an property at thebottom.
There's people that have arecord field.
There's people that up there,and not really knowing the field
or anything.
(07:31):
Uh right across the road,they're alert about years ago,
and it's just sat there, they'venot done anything.
SPEAKER_03 (07:44):
So what was this for you?
Were you living in it or whatwhat was the deal?
SPEAKER_02 (07:49):
Yeah.
And we moved because I gotcloser to my job.
It's like, all right, I'll staywith that.
Okay.
(08:15):
That sounds like a realtor.
Something is definitelysomething, right?
SPEAKER_03 (08:21):
Yeah.
SPEAKER_02 (08:25):
Wow.
That's crazy.
So he was gonna list it for you?
SPEAKER_03 (08:49):
Was he trying to wholesale it?
SPEAKER_02 (08:52):
I'm not sure what he was trying to do.
SPEAKER_03 (08:55):
Did it did you sign a contract with him?
unknown (08:58):
Yeah.
SPEAKER_03 (09:00):
Is that expired?
SPEAKER_02 (09:03):
Yeah, the third would have been expired.
Yesterday he didn't find that wehad it was gonna be shortly.
I don't know.
I heard I'm talking four or fivea day.
SPEAKER_03 (09:24):
Right.
SPEAKER_02 (09:31):
Were you ever in contact with a title company?
That's it.
Oh yeah, he was wholesaling.
(09:56):
She's over here.
unknown (10:05):
That's it.
SPEAKER_03 (10:13):
Interesting.
He's the one that came up with15,000 himself, so so he came up
with that price and then it andthen signed a contract and then
go trusted you.
unknown (10:25):
Yeah.
Yep.
SPEAKER_03 (10:27):
I think the reason why is because I think fifteen
thousand is too much.
If it's if it's really just landand then you gotta tear this
down.
I mean, that that's just he'sprobably trying to wholesale it
and he can't find a buyer.
I mean, that's all you're doingis wholesale.
I mean, it's just I do it.
It's the same thing.
I mean, you gotta get it as a ata deal in order to be able to
(10:51):
find somebody that comes along.
I mean, at 15, he's probablytrying to move it to a buyer for
like 20 or 25.
SPEAKER_01 (10:58):
Okay.
SPEAKER_03 (10:59):
And so nobody's willing to pay that, and so he
he's just not having atransparent conversation with
you, you know.
SPEAKER_02 (11:07):
Yeah, I got all I ask you, you know, just tell me
what's going on, you know.
I just ignore it personally.
SPEAKER_03 (11:15):
Right.
I mean, I just literally talkedto a seller in uh Illinois, and
she's got a uh mobile home thatshe's trying to sell.
They want to move closer intotown.
Almost the exact same situationof what you just did, right?
But they they need the moneyfrom this in order to make the
move.
And I'm like, so how much do youneed?
(11:36):
And so we we reverse engineeredit, and it was 16 grand for a
down payment on a$160,000 housethat she's gonna buy in town.
Okay, well, great.
I don't know if I can findsomebody that would be willing
to come in and buy it as aninvestor for more than that, but
I do think$16,000 is a fairlyconsistent price.
(11:57):
So over the next two weeks.
Let me put this in front of thebuyers, see if they're willing
to come through.
And if they are, great, go findyour house and we can move on.
But if not, then I'm gonna tellyou.
And then we have a choice.
We either lower the price or youtry to figure something else
out.
unknown (12:14):
Yeah.
SPEAKER_03 (12:14):
Pretty simple.
unknown (12:17):
That's what we kind of did.
SPEAKER_02 (12:18):
And you know, you know, so I just listen to what
you're saying.
So we went and you know, renteda rent a place now, and we owe
this landlord money that I don'thave now.
Yeah, yeah, he put us in thereal fast spot.
I think he knows it, and that'swhat you might answer, but still
(12:39):
that's not the way to go to dobusiness.
SPEAKER_03 (12:42):
So you you were gonna take some of this money to
pay like the rent?
SPEAKER_02 (12:46):
Yeah.
SPEAKER_03 (12:48):
Well, what's gonna happen when this money runs out?
SPEAKER_02 (12:52):
Oh well, I I work.
SPEAKER_03 (12:53):
Oh, okay.
You just you this is gonna putyou in a better spot.
SPEAKER_02 (12:58):
Yes, and yeah, and then like my car right now, it
yeah, since I drive so much,it's a little burnt.
So yeah, that wasn't reallygonna happen this way.
Like when I moved to, it's righton my route, so I save gas too.
SPEAKER_03 (13:14):
Right.
Let me see.
I'm trying to look at just thethe land around there to to get
some land values.
SPEAKER_02 (13:23):
Oh yeah.
Yeah, and realtor.com, it saysit values at 80,000.
I don't know where they'regetting that at.
There's no no.
SPEAKER_03 (13:34):
I can tell you they're they're basing it off of
there's other manufactured homesthat are in really good
condition in that area that areselling in the eighty to a
hundred and twenty thousanddollar range.
Okay, they don't know thecondition of your property.
Okay, so it's just an algorithm.
(13:56):
So it's just saying, hey, thisis what this much land and this
size of a mobile home is goingfor.
So Zillow does the exact samething.
It's just honestly, it's verymisleading to homeowners because
they're like, oh, well, Zillow'swilling to pay me 80 grand for
my house, and it's like, they'renot.
SPEAKER_02 (14:15):
Yeah, and I seen it, I knew better.
I was like, no, I I don't knowmuch about that.
And the lady that came and tookpictures, she was telling us
that there was a sharp scenecover on that that redid a whole
home and they ended up gettinglike working.
unknown (14:38):
Yeah.
SPEAKER_03 (14:39):
Yeah, I mean, I can see that.
I mean, but re-habbing amanufactured home, there's few
and far between people thatactually want to do that,
especially if they're older.
I mean, it makes sense if likeit's some cosmetic updates to
like a late 90s, early 2000s.
But when you start talking about80s and 70s, because what I have
(15:02):
pulled up says it's a 1979.
Um, I don't know if that'saccurate or not, but even in the
80s, I mean that's you're you'regetting to the point where it's
all like you said, it's almostbetter just to get rid of it.
SPEAKER_02 (15:17):
Yeah.
Yeah, because I I mean you'vegot a gutted and put all that in
there, but it's just the pointof my sweet and it's in good
shape, and yeah, I have that putin.
I d I think about it, but right.
SPEAKER_03 (15:32):
So your lot is uh fifteen thousand square feet,
right?
SPEAKER_02 (15:37):
Um something like that.
I think it's like 0.34.
Okay.
Like how fast are you needingmoney?
Uh as soon as possible, sincethis guy did what he did, and
it's gonna be real nice.
SPEAKER_03 (15:57):
And he's just ignoring you?
Yeah, yeah, and it was supposedto close yesterday.
SPEAKER_01 (16:03):
Yep.
SPEAKER_03 (16:04):
And you've never spoken to a title company.
SPEAKER_02 (16:07):
No, only you see, like I you know, so I just don't
know what he was saying.
SPEAKER_03 (16:21):
Cause see the issue is is that I mean, technically
speaking, you're you're stillunder contract with them.
I know it expired yesterday andit was supposed to close, but
like almost every contract hassome sort of language in there
where there's some sort ofextension or something like
(16:42):
that.
SPEAKER_02 (16:45):
Oh see, I yeah, I I didn't know that either.
I mean, but I don't know what todo because I won't answer.
What's his name?
Well, I don't know.
SPEAKER_03 (17:05):
I that doesn't ring a bell.
I know a lot of people.
I mean, I I train people on howto do this, so I was like, if I
know him, I'll just call him andbe like, bro, get out of the
way.
Um, let me show you how to dothis.
SPEAKER_01 (17:18):
Yeah, I think he's from like Florida or whatnot.
SPEAKER_02 (17:21):
But the lady he had tried to take pictures was from
around there.
It's like right there, but letme see if her comment.
SPEAKER_03 (17:39):
Yeah, he probably paid her a couple hundred bucks
to come take pictures orsomething, you know.
SPEAKER_02 (17:45):
Oh yeah.
SPEAKER_03 (17:46):
She probably wasn't even a part of it.
Um, I just don't understand whyhe told you 15,000.
I mean, he had to have thoughtthat this.
But you told him like the themobile home is not in good
condition.
SPEAKER_02 (18:04):
Yeah when I was speaking to him the first time,
he was actually checking on theinternet on prices and stuff
like that.
SPEAKER_03 (18:12):
But you didn't tell him, like, dude, I think you
should rehab this mobile home.
Because I could see how he couldthink 15,000 would work if the
mobile home could be remodeled.
SPEAKER_01 (18:22):
Yeah, and and no, I I thought he was how it was, and
he's like, well, everything kindof got about you know, maybe not
cheap for someone else.
SPEAKER_02 (18:31):
I don't know about that.
I think yeah, okay.
SPEAKER_03 (18:36):
Like realistically, like ignoring the fifteen
thousand, because we gotta wegotta act like that's not a a
reality.
SPEAKER_02 (18:44):
Um how much money do you need in your pocket?
Pretty much as much as I canget, but right now I I'm not
gonna be real tricky, I guess.
I can't pretty much can't.
SPEAKER_03 (19:08):
Because there's there's lots around there that
are smaller that sold at fivethousand.
SPEAKER_02 (19:18):
Yeah.
SPEAKER_01 (19:25):
But you know, that's because he bought the lot next
to it, too.
SPEAKER_03 (19:29):
Right.
And so yours is a little bitbigger, but then we also had to
get rid of the the mobile hall.
unknown (19:37):
Yeah.
SPEAKER_03 (19:38):
So like that costs money.
Whereas he this other guy wassaying, well, there's value to
it.
It's almost like, well, not ifwe're getting rid of it.
If the play is to just get ridof it and put something else on
there, well, then it just costsmoney.
There's no value, there's onlyvalue if you're rehabbing it.
And so it's almost like we'rewe're trending closer to that
(20:04):
five thousand dollar number thanwe are anywhere close to that
fifteen thousand dollar number.
SPEAKER_02 (20:09):
Uh how much?
That five thousand dollarnumber.
Oh, yeah, that's really low.
SPEAKER_03 (20:18):
Because if I'm gonna come in and I'm gonna wholesale
it, I mean I gotta put in amargin for myself as well.
So if I'm say I'm at five withyou, and maybe there's somebody
that's willing to come in andseven, eight, nine thousand
dollar range.
SPEAKER_02 (20:36):
Maybe.
Yeah, well, that now like thetrailers cross the road, I think
they gave five for that.
SPEAKER_01 (20:48):
And it's just like a heel and they had it, they had a
rough time getting that trailerup in there.
I don't even know how they gotit up there about flipped it
over and everything.
SPEAKER_03 (20:57):
How was how big is the lot?
SPEAKER_02 (20:59):
Uh I'm not sure, but it's smaller than mine.
SPEAKER_03 (21:03):
And how much did they pay for it?
SPEAKER_02 (21:05):
About five, close to five thousand.
SPEAKER_03 (21:08):
Right.
And that's the issue, is likebasically every lot is smaller
than yours and it's going forfive.
Anything that's bigger is likeactually just zoned commercial.
SPEAKER_01 (21:20):
Yeah.
SPEAKER_02 (21:21):
And I know the like the light bulb there was broke
tore down, so they had toreplace all that too.
Well hold on, there's a housethat got built, a new build.
Right across the road from me.
On Bradfield?
(21:42):
I don't know how far away thatis.
What there is there's um minutesdrive and then there's minutes
(22:04):
court.
Okay.
I'm looking at that.
SPEAKER_03 (22:10):
That's where that minus drive it was on Minute's
Drive.
SPEAKER_02 (22:15):
Mine's on Minute's Court.
SPEAKER_01 (22:20):
Right.
SPEAKER_02 (22:24):
A lot of people get confused with that.
SPEAKER_03 (22:26):
Yeah.
I don't know, man.
I I just I really think thatthat it's unfortunate that he
told you that$15,000 number.
I just I think that's verymisleading to you, and and I can
totally understand, but I I dothink that this needs to be
closer to that$5,000 um dollarmark.
(22:50):
Um if you're gonna try to moveit quickly to an investor.
Um but I I think you're also ina potential stinky situation
with the fact that they have asigned contract with this guy.
SPEAKER_02 (23:06):
Yeah, I have when I understand that after the 45
days, that's yeah, and like Isaid, he doesn't even answer, so
I mean to me that's not right.
That I should be like breakingthe contract right there.
Did it say anything on thecontract about Ernest money?
(23:29):
I don't recall.
SPEAKER_03 (23:34):
I mean, technically speaking, if he did not close
the the majority of time, thatis like okay, he's in breach of
contract.
But he might have a clause inthere that protected him.
SPEAKER_02 (23:48):
Yeah, I I know my sister's just been looking it
over and whatnot, and she kindof knows a lot more about it
because she's had time to lookat it more, and it's been a
while.
Yeah, a little bit since I'velooked at it.
I don't know.
SPEAKER_03 (24:06):
I mean, it it's it's really up to you, man.
I mean, like I how motivated areyou?
SPEAKER_01 (24:12):
Are you yeah well see before him I had one guy was
offering 10, and then when hecalled and said that, you know,
well yeah, I Right.
SPEAKER_03 (24:21):
You went with the have you called that guy back?
SPEAKER_02 (24:25):
Don't know.
I lost all their information onmy phone.
I that's the thing I can't Idon't know who it was.
You know, hold up now.
SPEAKER_03 (24:33):
Damn.
And see, that's what I wouldessentially be doing, is like I
would I would contract this,same thing with the other guy
did.
It's just I'm gonna betransparent about it and tell
you.
Is you know, we we contractedfor five, we're gonna go find
somebody that comes in and buysit for more than five, seven,
(24:55):
eight, nine, ten thousanddollars, somewhere in that
range.
Um I think honestly, based offof what I'm seeing, the the
buyer is probably gonna wantthat somewhere between seven and
eight, which is I mean, we'rejust dealing with low price
points.
SPEAKER_02 (25:11):
It's just not oh yeah.
SPEAKER_03 (25:16):
I mean, it it costs me anywhere between fifty to a
hundred dollars to have thisconversation with you, and then
we have to go pay money to dothe marketing to find the the
end buyers there.
I mean, we're I gotta pay my guyto do it.
I mean, we're gonna end upwalking away, you know, maybe a
thousand dollars profitable orsomething.
(25:37):
You know, I mean, it's it'd bemore of like, hey, we we could
do this to try to help you outif it's if it's really urgent.
If it's not urgent and like youwant to try to get more money, I
can totally understand that.
SPEAKER_01 (25:49):
Yeah.
Well, uh, let me think about ita little bit because uh I just
now got to work and whatnot, anduh yeah, I've been kind of
searching all over this all dayand whatnot.
SPEAKER_03 (25:59):
So Okay.
Well, you've got my phonenumber.
Uh feel free to reach out to me,and um you know, I if you need
to hang out, we'll we'll bewilling to do what we can for
you, okay?
SPEAKER_02 (26:11):
Okay, thank you.
SPEAKER_03 (26:12):
All right, man.
Have a good day.
SPEAKER_02 (26:14):
You too.
SPEAKER_03 (26:26):
Is there ever gonna be a live, Jerry, where we come
on here and we don't have todeal with a crappy wholesaler
that screwed somebody over?
SPEAKER_04 (26:35):
I mean, that's that's what causes all this
regulation, stuff like that.
SPEAKER_03 (26:41):
That's in a state with regulations already.
Yeah.
Yeah.
It's in Indiana.
They they have a a lighterregulation, but it's still a
regulation.
But this is how we see states gofrom the light regulations to
the the wackadoo extreme ones.
SPEAKER_04 (27:04):
I mean, how hard is it to just reach back out and
say, look, you know what?
I gave it my best shot.
I can't do it.
Um, here, let me terminate thecontract.
You know what, you know what mayeven be going on?
There might even be a memorandumon that.
SPEAKER_03 (27:17):
I didn't want to tell him the bad news there.
But I I fear that.
But you know what, Jerry?
The reason why the wholesalerdoesn't want to reach out and
tell him the bad news is becausehe was never transparent up
front about the fact that he waswholesale.
SPEAKER_04 (27:32):
Yeah, so now he feels stupid and he doesn't even
know how to explain it and allthat.
SPEAKER_03 (27:36):
Yeah, I mean he literally said it yesterday on
closing date.
Um, I'm in a meeting right now.
I look I love it when people sayI'm in a meeting right now.
Really, you're that busy, youhave so many meetings.
Just on this closing date, thatmeeting trumped the fact that
you needed to tell this sellerwhat was happening with their
their little property.
(27:58):
Yeah, I don't think so.
SPEAKER_04 (28:00):
Yeah, especially, you know, especially at that
price point, right?
Because I mean, you and I do lowend stuff like this all the
time.
All right, today you guys are gonna get to watch a
live seller call from a coupleweeks ago during my Tuesday
lives with Jerry Norton.
This was a lead that came to usfrom Red Panda.
It was a Metro lead, so$100price point for this lead.
It was in Indiana, and theseller actually calls me back
(00:25):
from me leaving a voicemailduring the live.
So I kind of interrupt Jerry atthe beginning.
I'm like, hold on, I'm getting acall back and answer.
And the situation with theseller is that he was previously
undergo actually during thisconversation, he was actually
under contract with anotherwholesaler.
But the wholesaler had ghostedhim for 45 straight days.
(00:49):
Now, he's very transparent as aseller.
He tells me about the situationthat's going on with this other
wholesaler.
He even explains to me that hey,the mobile home that sits on the
land is in really poorcondition, probably needs to be
torn down.
Honestly, I just need to sellthis for land value.
(01:09):
Now, I'm able to offer him fivethousand dollars for this, and
this is not going to be a bigassignment fee, but I'm wanting
to share this call.
One to kind of showcase how toovercome the situation when
someone is essentially gettingscrewed over by another
wholesaler.
Also, to give you guys an updateon what happened with this call,
(01:33):
because I don't get a signedcontract during this live.
We end it where it's like, heyman, you've got my phone number.
If you need my help, you cancall me.
Well, guess what?
He calls me and he's like, dude,I need your help.
I'm in a bad situation.
My landlord needs rent.
I was anticipating paying therent with the proceeds from this
(01:56):
closing because, well, we wereset to close on Tuesday and it
didn't happen.
So I really need to make thistransaction happen quickly.
Now he does counter me.
He countered me to$6,000, andthe conversation was completely
transparent.
I said, listen, man, I can sendyou a contract for the$6,000.
I think I need to be at$5,000.
(02:17):
But what we will do is we willgo out, we're going to wholesale
this property, we're going toget buyer feedback, we're going
to come back to you and we'regoing to let you know whether or
not we can move it at$6,000 orif we need it at a lower price.
Are you okay with that?
If so, I'm going to send you thecontract.
So we send them the contract, wegot it signed.
(02:38):
We're doing recon.
We're currently in dispositions.
Now, the reason why I wanted toshare this with you is because
this is not going to be a hugeassignment fee.
It's not going to be amonumental moment for us.
In fact, we're probably going tohave to do a lot of legwork on
this to make any bittyassignment fee.
(02:59):
And some people would look atthat and say, RJ, isn't that not
worth your time?
Isn't that making your wholesaleoperation inefficient?
One of the aspects of running anationwide virtual wholesaling
organization is that we need tobuild buyer relationships.
(03:21):
The following Tuesday, Jerry andI go live with property leads.
I call a lead in Indiana.
I get it signed right then andthere.
We were able to dispo that fromsign from the time I got the
lead to the time the signedassignment got signed was four
hours.
Okay.
Now, how were we able toaccomplish that?
(03:42):
It wasn't because of investorlift or investor base or any of
the disposition softwares.
It was because we had arelationship with the in buyer
already.
How did we have thatrelationship with that end
buyer?
Previous deals that we had undercontract.
So every single time that I geta property under contract or we
(04:03):
get a property under contract,it opens up that opportunity for
us to establish relationshipswith new buyers.
So this deal right here, despitethe fact that it's not going to
be a huge assignment fee, it isan opportunity for us to
strengthen our dispositions,abilities, our relationships
(04:25):
with those end buyers.
We are now speaking to buyersthat we previously had never
spoken to.
We're understanding what they'relooking for, we're getting their
feedback, we're learning moreabout the market.
And I do think that weinevitably will be able to
display this deal.
It's just not going to be a tonof money.
We'll be, I'll be honest withyou, we'll probably break even
(04:47):
on this deal.
But what about the next one thatwe get in this city in Indiana?
That one, we already will knowwho our end buyers are, who we
should be reaching out to, whattheir buy box is, what they're
specifically looking for intheir deals.
So this is an opportunity to notonly strengthen our buyer
(05:09):
relationships, but also helpthis highly motivated seller
out.
And to me, that is afoundational element of building
a successful long-termnationwide virtual wholesale
operation.
So enjoy this live seller call.
Let me know what you guys thinkin the comments.
(05:29):
Hold on, I'm getting a callback.
SPEAKER_02 (05:33):
Done deal.
Hello, this is RJ.
unknown (05:38):
Yeah.
SPEAKER_03 (05:40):
Hey Joey, this is RJ Bates.
That's Combatch property therein Petersburg.
You are uh I think you werelooking at selling that.
Is that correct?
unknown (05:49):
Yeah.
SPEAKER_03 (05:50):
Fantastic.
How much are you looking to getfor it?
SPEAKER_02 (05:54):
15 if I can.
SPEAKER_03 (05:57):
Fifteen.
Alright, well tell me a littlebit about what you got going on.
SPEAKER_02 (06:01):
Um basically it's the property.
There is a whole barn there thatkind of needs to be torn down.
But a lot of people say, youknow, white wood and sex.
But the trailer itself, in myopinion, either gut it's doing
it or just replace it, period.
SPEAKER_03 (06:22):
What uh what year is the trailer?
SPEAKER_02 (06:26):
Eighty six, I believe.
Okay.
I read some cores, but there'syeah, it just it it's like you
know, two place one, it'sanother two by seven, it's
another one.
It's like all the way and redoit or just remove it, period and
(06:54):
somehow.
SPEAKER_03 (06:57):
Are there any new builds going on around there or
any new trailers being put onthese lots?
SPEAKER_02 (07:05):
Well, I l I live where it's at is like in a
horseshoe, and I live on thebottom bottom, and right now
there's just an property at thebottom.
There's people that have arecord field.
There's people that up there,and not really knowing the field
or anything.
(07:31):
Uh right across the road,they're alert about years ago,
and it's just sat there, they'venot done anything.
SPEAKER_03 (07:44):
So what was this for you?
Were you living in it or whatwhat was the deal?
SPEAKER_02 (07:49):
Yeah.
And we moved because I gotcloser to my job.
It's like, all right, I'll staywith that.
Okay.
(08:15):
That sounds like a realtor.
Something is definitelysomething, right?
SPEAKER_03 (08:21):
Yeah.
SPEAKER_02 (08:25):
Wow.
That's crazy.
So he was gonna list it for you?
SPEAKER_03 (08:49):
Was he trying to wholesale it?
SPEAKER_02 (08:52):
I'm not sure what he was trying to do.
SPEAKER_03 (08:55):
Did it did you sign a contract with him?
unknown (08:58):
Yeah.
SPEAKER_03 (09:00):
Is that expired?
SPEAKER_02 (09:03):
Yeah, the third would have been expired.
Yesterday he didn't find that wehad it was gonna be shortly.
I don't know.
I heard I'm talking four or fivea day.
SPEAKER_03 (09:24):
Right.
SPEAKER_02 (09:31):
Were you ever in contact with a title company?
That's it.
Oh yeah, he was wholesaling.
(09:56):
She's over here.
unknown (10:05):
That's it.
SPEAKER_03 (10:13):
Interesting.
He's the one that came up with15,000 himself, so so he came up
with that price and then it andthen signed a contract and then
go trusted you.
unknown (10:25):
Yeah.
Yep.
SPEAKER_03 (10:27):
I think the reason why is because I think fifteen
thousand is too much.
If it's if it's really just landand then you gotta tear this
down.
I mean, that that's just he'sprobably trying to wholesale it
and he can't find a buyer.
I mean, that's all you're doingis wholesale.
I mean, it's just I do it.
It's the same thing.
I mean, you gotta get it as a ata deal in order to be able to
(10:51):
find somebody that comes along.
I mean, at 15, he's probablytrying to move it to a buyer for
like 20 or 25.
SPEAKER_01 (10:58):
Okay.
SPEAKER_03 (10:59):
And so nobody's willing to pay that, and so he
he's just not having atransparent conversation with
you, you know.
SPEAKER_02 (11:07):
Yeah, I got all I ask you, you know, just tell me
what's going on, you know.
I just ignore it personally.
SPEAKER_03 (11:15):
Right.
I mean, I just literally talkedto a seller in uh Illinois, and
she's got a uh mobile home thatshe's trying to sell.
They want to move closer intotown.
Almost the exact same situationof what you just did, right?
But they they need the moneyfrom this in order to make the
move.
And I'm like, so how much do youneed?
(11:36):
And so we we reverse engineeredit, and it was 16 grand for a
down payment on a$160,000 housethat she's gonna buy in town.
Okay, well, great.
I don't know if I can findsomebody that would be willing
to come in and buy it as aninvestor for more than that, but
I do think$16,000 is a fairlyconsistent price.
(11:57):
So over the next two weeks.
Let me put this in front of thebuyers, see if they're willing
to come through.
And if they are, great, go findyour house and we can move on.
But if not, then I'm gonna tellyou.
And then we have a choice.
We either lower the price or youtry to figure something else
out.
unknown (12:14):
Yeah.
SPEAKER_03 (12:14):
Pretty simple.
unknown (12:17):
That's what we kind of did.
SPEAKER_02 (12:18):
And you know, you know, so I just listen to what
you're saying.
So we went and you know, renteda rent a place now, and we owe
this landlord money that I don'thave now.
Yeah, yeah, he put us in thereal fast spot.
I think he knows it, and that'swhat you might answer, but still
(12:39):
that's not the way to go to dobusiness.
SPEAKER_03 (12:42):
So you you were gonna take some of this money to
pay like the rent?
SPEAKER_02 (12:46):
Yeah.
SPEAKER_03 (12:48):
Well, what's gonna happen when this money runs out?
SPEAKER_02 (12:52):
Oh well, I I work.
SPEAKER_03 (12:53):
Oh, okay.
You just you this is gonna putyou in a better spot.
SPEAKER_02 (12:58):
Yes, and yeah, and then like my car right now, it
yeah, since I drive so much,it's a little burnt.
So yeah, that wasn't reallygonna happen this way.
Like when I moved to, it's righton my route, so I save gas too.
SPEAKER_03 (13:14):
Right.
Let me see.
I'm trying to look at just thethe land around there to to get
some land values.
SPEAKER_02 (13:23):
Oh yeah.
Yeah, and realtor.com, it saysit values at 80,000.
I don't know where they'regetting that at.
There's no no.
SPEAKER_03 (13:34):
I can tell you they're they're basing it off of
there's other manufactured homesthat are in really good
condition in that area that areselling in the eighty to a
hundred and twenty thousanddollar range.
Okay, they don't know thecondition of your property.
Okay, so it's just an algorithm.
(13:56):
So it's just saying, hey, thisis what this much land and this
size of a mobile home is goingfor.
So Zillow does the exact samething.
It's just honestly, it's verymisleading to homeowners because
they're like, oh, well, Zillow'swilling to pay me 80 grand for
my house, and it's like, they'renot.
SPEAKER_02 (14:15):
Yeah, and I seen it, I knew better.
I was like, no, I I don't knowmuch about that.
And the lady that came and tookpictures, she was telling us
that there was a sharp scenecover on that that redid a whole
home and they ended up gettinglike working.
unknown (14:38):
Yeah.
SPEAKER_03 (14:39):
Yeah, I mean, I can see that.
I mean, but re-habbing amanufactured home, there's few
and far between people thatactually want to do that,
especially if they're older.
I mean, it makes sense if likeit's some cosmetic updates to
like a late 90s, early 2000s.
But when you start talking about80s and 70s, because what I have
(15:02):
pulled up says it's a 1979.
Um, I don't know if that'saccurate or not, but even in the
80s, I mean that's you're you'regetting to the point where it's
all like you said, it's almostbetter just to get rid of it.
SPEAKER_02 (15:17):
Yeah.
Yeah, because I I mean you'vegot a gutted and put all that in
there, but it's just the pointof my sweet and it's in good
shape, and yeah, I have that putin.
I d I think about it, but right.
SPEAKER_03 (15:32):
So your lot is uh fifteen thousand square feet,
right?
SPEAKER_02 (15:37):
Um something like that.
I think it's like 0.34.
Okay.
Like how fast are you needingmoney?
Uh as soon as possible, sincethis guy did what he did, and
it's gonna be real nice.
SPEAKER_03 (15:57):
And he's just ignoring you?
Yeah, yeah, and it was supposedto close yesterday.
SPEAKER_01 (16:03):
Yep.
SPEAKER_03 (16:04):
And you've never spoken to a title company.
SPEAKER_02 (16:07):
No, only you see, like I you know, so I just don't
know what he was saying.
SPEAKER_03 (16:21):
Cause see the issue is is that I mean, technically
speaking, you're you're stillunder contract with them.
I know it expired yesterday andit was supposed to close, but
like almost every contract hassome sort of language in there
where there's some sort ofextension or something like
(16:42):
that.
SPEAKER_02 (16:45):
Oh see, I yeah, I I didn't know that either.
I mean, but I don't know what todo because I won't answer.
What's his name?
Well, I don't know.
SPEAKER_03 (17:05):
I that doesn't ring a bell.
I know a lot of people.
I mean, I I train people on howto do this, so I was like, if I
know him, I'll just call him andbe like, bro, get out of the
way.
Um, let me show you how to dothis.
SPEAKER_01 (17:18):
Yeah, I think he's from like Florida or whatnot.
SPEAKER_02 (17:21):
But the lady he had tried to take pictures was from
around there.
It's like right there, but letme see if her comment.
SPEAKER_03 (17:39):
Yeah, he probably paid her a couple hundred bucks
to come take pictures orsomething, you know.
SPEAKER_02 (17:45):
Oh yeah.
SPEAKER_03 (17:46):
She probably wasn't even a part of it.
Um, I just don't understand whyhe told you 15,000.
I mean, he had to have thoughtthat this.
But you told him like the themobile home is not in good
condition.
SPEAKER_02 (18:04):
Yeah when I was speaking to him the first time,
he was actually checking on theinternet on prices and stuff
like that.
SPEAKER_03 (18:12):
But you didn't tell him, like, dude, I think you
should rehab this mobile home.
Because I could see how he couldthink 15,000 would work if the
mobile home could be remodeled.
SPEAKER_01 (18:22):
Yeah, and and no, I I thought he was how it was, and
he's like, well, everything kindof got about you know, maybe not
cheap for someone else.
SPEAKER_02 (18:31):
I don't know about that.
I think yeah, okay.
SPEAKER_03 (18:36):
Like realistically, like ignoring the fifteen
thousand, because we gotta wegotta act like that's not a a
reality.
SPEAKER_02 (18:44):
Um how much money do you need in your pocket?
Pretty much as much as I canget, but right now I I'm not
gonna be real tricky, I guess.
I can't pretty much can't.
SPEAKER_03 (19:08):
Because there's there's lots around there that
are smaller that sold at fivethousand.
SPEAKER_02 (19:18):
Yeah.
SPEAKER_01 (19:25):
But you know, that's because he bought the lot next
to it, too.
SPEAKER_03 (19:29):
Right.
And so yours is a little bitbigger, but then we also had to
get rid of the the mobile hall.
unknown (19:37):
Yeah.
SPEAKER_03 (19:38):
So like that costs money.
Whereas he this other guy wassaying, well, there's value to
it.
It's almost like, well, not ifwe're getting rid of it.
If the play is to just get ridof it and put something else on
there, well, then it just costsmoney.
There's no value, there's onlyvalue if you're rehabbing it.
And so it's almost like we'rewe're trending closer to that
(20:04):
five thousand dollar number thanwe are anywhere close to that
fifteen thousand dollar number.
SPEAKER_02 (20:09):
Uh how much?
That five thousand dollarnumber.
Oh, yeah, that's really low.
SPEAKER_03 (20:18):
Because if I'm gonna come in and I'm gonna wholesale
it, I mean I gotta put in amargin for myself as well.
So if I'm say I'm at five withyou, and maybe there's somebody
that's willing to come in andseven, eight, nine thousand
dollar range.
SPEAKER_02 (20:36):
Maybe.
Yeah, well, that now like thetrailers cross the road, I think
they gave five for that.
SPEAKER_01 (20:48):
And it's just like a heel and they had it, they had a
rough time getting that trailerup in there.
I don't even know how they gotit up there about flipped it
over and everything.
SPEAKER_03 (20:57):
How was how big is the lot?
SPEAKER_02 (20:59):
Uh I'm not sure, but it's smaller than mine.
SPEAKER_03 (21:03):
And how much did they pay for it?
SPEAKER_02 (21:05):
About five, close to five thousand.
SPEAKER_03 (21:08):
Right.
And that's the issue, is likebasically every lot is smaller
than yours and it's going forfive.
Anything that's bigger is likeactually just zoned commercial.
SPEAKER_01 (21:20):
Yeah.
SPEAKER_02 (21:21):
And I know the like the light bulb there was broke
tore down, so they had toreplace all that too.
Well hold on, there's a housethat got built, a new build.
Right across the road from me.
On Bradfield?
(21:42):
I don't know how far away thatis.
What there is there's um minutesdrive and then there's minutes
(22:04):
court.
Okay.
I'm looking at that.
SPEAKER_03 (22:10):
That's where that minus drive it was on Minute's
Drive.
SPEAKER_02 (22:15):
Mine's on Minute's Court.
SPEAKER_01 (22:20):
Right.
SPEAKER_02 (22:24):
A lot of people get confused with that.
SPEAKER_03 (22:26):
Yeah.
I don't know, man.
I I just I really think thatthat it's unfortunate that he
told you that$15,000 number.
I just I think that's verymisleading to you, and and I can
totally understand, but I I dothink that this needs to be
closer to that$5,000 um dollarmark.
(22:50):
Um if you're gonna try to moveit quickly to an investor.
Um but I I think you're also ina potential stinky situation
with the fact that they have asigned contract with this guy.
SPEAKER_02 (23:06):
Yeah, I have when I understand that after the 45
days, that's yeah, and like Isaid, he doesn't even answer, so
I mean to me that's not right.
That I should be like breakingthe contract right there.
Did it say anything on thecontract about Ernest money?
(23:29):
I don't recall.
SPEAKER_03 (23:34):
I mean, technically speaking, if he did not close
the the majority of time, thatis like okay, he's in breach of
contract.
But he might have a clause inthere that protected him.
SPEAKER_02 (23:48):
Yeah, I I know my sister's just been looking it
over and whatnot, and she kindof knows a lot more about it
because she's had time to lookat it more, and it's been a
while.
Yeah, a little bit since I'velooked at it.
I don't know.
SPEAKER_03 (24:06):
I mean, it it's it's really up to you, man.
I mean, like I how motivated areyou?
SPEAKER_01 (24:12):
Are you yeah well see before him I had one guy was
offering 10, and then when hecalled and said that, you know,
well yeah, I Right.
SPEAKER_03 (24:21):
You went with the have you called that guy back?
SPEAKER_02 (24:25):
Don't know.
I lost all their information onmy phone.
I that's the thing I can't Idon't know who it was.
You know, hold up now.
SPEAKER_03 (24:33):
Damn.
And see, that's what I wouldessentially be doing, is like I
would I would contract this,same thing with the other guy
did.
It's just I'm gonna betransparent about it and tell
you.
Is you know, we we contractedfor five, we're gonna go find
somebody that comes in and buysit for more than five, seven,
(24:55):
eight, nine, ten thousanddollars, somewhere in that
range.
Um I think honestly, based offof what I'm seeing, the the
buyer is probably gonna wantthat somewhere between seven and
eight, which is I mean, we'rejust dealing with low price
points.
SPEAKER_02 (25:11):
It's just not oh yeah.
SPEAKER_03 (25:16):
I mean, it it costs me anywhere between fifty to a
hundred dollars to have thisconversation with you, and then
we have to go pay money to dothe marketing to find the the
end buyers there.
I mean, we're I gotta pay my guyto do it.
I mean, we're gonna end upwalking away, you know, maybe a
thousand dollars profitable orsomething.
(25:37):
You know, I mean, it's it'd bemore of like, hey, we we could
do this to try to help you outif it's if it's really urgent.
If it's not urgent and like youwant to try to get more money, I
can totally understand that.
SPEAKER_01 (25:49):
Yeah.
Well, uh, let me think about ita little bit because uh I just
now got to work and whatnot, anduh yeah, I've been kind of
searching all over this all dayand whatnot.
SPEAKER_03 (25:59):
So Okay.
Well, you've got my phonenumber.
Uh feel free to reach out to me,and um you know, I if you need
to hang out, we'll we'll bewilling to do what we can for
you, okay?
SPEAKER_02 (26:11):
Okay, thank you.
SPEAKER_03 (26:12):
All right, man.
Have a good day.
SPEAKER_02 (26:14):
You too.
SPEAKER_03 (26:26):
Is there ever gonna be a live, Jerry, where we come
on here and we don't have todeal with a crappy wholesaler
that screwed somebody over?
SPEAKER_04 (26:35):
I mean, that's that's what causes all this
regulation, stuff like that.
SPEAKER_03 (26:41):
That's in a state with regulations already.
Yeah.
Yeah.
It's in Indiana.
They they have a a lighterregulation, but it's still a
regulation.
But this is how we see states gofrom the light regulations to
the the wackadoo extreme ones.
SPEAKER_04 (27:04):
I mean, how hard is it to just reach back out and
say, look, you know what?
I gave it my best shot.
I can't do it.
Um, here, let me terminate thecontract.
You know what, you know what mayeven be going on?
There might even be a memorandumon that.
SPEAKER_03 (27:17):
I didn't want to tell him the bad news there.
But I I fear that.
But you know what, Jerry?
The reason why the wholesalerdoesn't want to reach out and
tell him the bad news is becausehe was never transparent up
front about the fact that he waswholesale.
SPEAKER_04 (27:32):
Yeah, so now he feels stupid and he doesn't even
know how to explain it and allthat.
SPEAKER_03 (27:36):
Yeah, I mean he literally said it yesterday on
closing date.
Um, I'm in a meeting right now.
I look I love it when people sayI'm in a meeting right now.
Really, you're that busy, youhave so many meetings.
Just on this closing date, thatmeeting trumped the fact that
you needed to tell this sellerwhat was happening with their
their little property.
(27:58):
Yeah, I don't think so.
SPEAKER_04 (28:00):
Yeah, especially, you know, especially at that
price point, right?
Because I mean, you and I do lowend stuff like this all the
time.
Popular Podcasts
Betrayal Weekly
Betrayal Weekly is back for a new season. Every Thursday, Betrayal Weekly shares first-hand accounts of broken trust, shocking deceptions, and the trail of destruction they leave behind. Hosted by Andrea Gunning, this weekly ongoing series digs into real-life stories of betrayal and the aftermath. From stories of double lives to dark discoveries, these are cautionary tales and accounts of resilience against all odds. From the producers of the critically acclaimed Betrayal series, Betrayal Weekly drops new episodes every Thursday. If you would like to share your story, you can reach out to the Betrayal Team by emailing them at betrayalpod@gmail.com and follow us on Instagram at @betrayalpod and @glasspodcasts. Please join our Substack for additional exclusive content, curated book recommendations, and community discussions. Sign up FREE by clicking this link Beyond Betrayal Substack. Join our community dedicated to truth, resilience, and healing. Your voice matters! Be a part of our Betrayal journey on Substack.
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
Stuff You Should Know
If you've ever wanted to know about champagne, satanism, the Stonewall Uprising, chaos theory, LSD, El Nino, true crime and Rosa Parks, then look no further. Josh and Chuck have you covered.