Wholesaling Real Estate Q&A LIVE

Episode Transcript
Available transcripts are automatically generated. Complete accuracy is not guaranteed.
Speaker 1 (00:13):
what's up everybody?
Welcome to the king closersformula.
I am the king closer, rj bates,the third coming to you on this
beautiful tuesday at 2 22 pm,and today we're doing this
shotgun style.
I don't have anything inparticular to talk about, except
, of all things, wholesale andreal estate.
We're just going to do thislive Q&A style.

(00:34):
So I hope you guys have somequestions for me, because
otherwise this is going to beone hell of an awkward live.
So welcome everybody to today'sTuesday live.
I was bumping Saturday lovebefore he popped up.
Appreciate it.
So, mr Zawacki, kip Stevens inthe house, robert Blaine, jason

(01:00):
Dustin, dustin, excited to haveyou joining TU on next Monday.
Thanks, buddy.
Crispy Bacon, let's go.
Indeed, what's up?
Aj's Fab Beard is on pointtoday.
That's hilarious because Iactually didn't do anything.

(01:21):
Beard is actually crazy today.
What's up, saudi?
What's up Matthew Noel on thebig island?
What's up, mr Matt Martinez?
All right, we got our firstquestion in here.
Let's see what we got here.

(01:46):
How do you find buyers?
I got a deal in BirminghamAlabama.
Well, first of all,congratulations.
We have done quite a few dealsin Birmingham Alabama.
So a couple of different things.
One if you have not joined thevault on Facebook.
That's our free Facebook group.

(02:06):
You could go in there and youcan promote the deal.
Hey, I've got a deal inBirmingham, alabama.
Who's the cash buyer?
You would probably get severalresponses there.
You could also search inside ofthe group for Birmingham and
you could see previous posts ofpeople saying hey, I got a deal
in Birmingham.

(02:27):
The Facebook group has beenaround for, I believe, going on
six or seven years.
There's 18,000 plus members inthere.
I know there are numerous postsabout specifically Birmingham,
alabama in there.
So I would go scrape thatFacebook group.
One of the things that youcould do this is kind of a

(02:48):
social media Facebook hack iseach one of those previous posts
where cash buyers werecommenting on the previous
Birmingham Alabama reply to eachone of those messages?
Hey, I've got a deal.
If you're looking for one rightnow, let me know.
I'll shoot one of thosemessages.
Hey, I've got a deal.
If you're looking for one rightnow, let me know.
I'll shoot you over the detailsso that what that does is it

(03:13):
reboost inside the algorithmthat post.
So that would be the number onequickest and easiest way to get
free buyers right, and you cando that in multiple posts or
multiple Facebook groups.
Second, utilizing a dispositionsplatform, which, if you're not

(03:36):
familiar with the ones that weuse, I'll drop a link in here
for you, a link in here for youto the fleet.
So a couple of the platformsthat we use actually have free

(03:59):
trials.
So InvestorBase, investorliftInvestorLift is actually you can
join for free and then you canrent buyers in specific
locations and so you could go inthere and you could see who are
the VIP buyers in Birminghamand then rent them and send them

(04:19):
the deal.
You would have to actively workthat.
You would have to call them andtext them and email them and
whatnot, and then investor basewould probably be the most cost
effective way, because you'rejust paying a monthly rate and
then it gives you the contactinformation.
Then you kind of reach out tothem and try to work that deal.

(04:41):
So those would be the best waysfor you to find a buyer
yourself in Birmingham.
If not, if you can't do thatyourself, then after a couple of
days of trying to work it, Iwould suggest doing a JV with
someone that's a knownwholesaler in the Birmingham
market.
Tyler said hey, rj, can you domore live streams of you calling

(05:02):
sellers live with Jerry Norton,please.
Funny enough, tyler.
Thursday at 2.22, jerry and Iare going to be going live
calling sellers ourselves.
We're going to be usingproperty leads.
It's going to be Jerry's firsttime live calling sellers using
property leads.
Obviously, I love propertyleads, so we're going to be

(05:23):
doing that on Thursday and thenlater this month you guys are in
for a treat we're going to bedoing our annual Closers Formula
live.
So June 24th, tentativelyspeaking, will be Closers
Formula 3.0.
I'm going to be going throughthe Closers Formula from front

(05:43):
to back and then right afterthat we'll be doing somewhat of
a pseudo like acquisitions weekwhere there'll be multiple lives
with speed to lead, propertyleads, lead solo.
Some of them will include Jerry, if he's available.
Some of them will also includebringing on, like titanium
university members and then, ofcourse, myself um, do I have

(06:05):
anything in oregon?
Actually, funny enough, russell.
Um, we are locking up a deal inoregon as well.
We, actually we had two, uh,but someone that just joined
titanium university, uh, kind ofhas first dibs on that.
Um, so, russell, what I wouldsay is down here in the chat um,

(06:26):
if you want to go ahead andjoin our buyers list, um, that
is the link that I just droppedthere Titanium propscom.
You can go in there, you canjoin.
Uh, put what markets you wantto get deals in and we'll make
sure to send those.
I saw your video on Tennessee.
I've been told to startwholesale in my backyard market,

(06:48):
rather than starting virtuallyso.
In regards to Nashville, how inthe world do I find my first
deal here?
So listen, obviously I talkedabout how Nashville can be
somewhat of a more difficultcity in comparison to Knoxville
or Memphis or some of the morerural markets like Murfreesboro,

(07:11):
chattanooga, whatnot.
But Nashville you can still getdeals there, and part of the
reason why we don't get deals isbecause how we handle our lead
generation.
We don't get deals is becausehow we handle our lead
generation.
So, for example, we are big onthe nationwide leads from

(07:39):
LeadZolo property leads, andthen we utilize the nationwide
coupon club and active lead fromSpeed to Lead, and what that
does is we get the leads thatessentially nobody else wants,
and it's going to be rare that aNashville lead is not purchased
, and if it's not purchased,it's normally for a reason.
And so for you getting started,well, one just because someone

(08:01):
told you to start wholesaling inyour backyard does not mean
that you should do that.
That's a myth, right?
You don't have to wholesale inNashville because you live in
Nashville.
Now, if you want to wholesalein Nashville, okay, you can go
and you can spend a little bitextra on leads, spend a little

(08:29):
bit extra on leads, gettingexclusive leads in that market,
just so you have enough leadflow.
You could get the surroundingcounties of Nashville included
in that.
But for me in particular, if Iwere you and I'm looking at this
and that's a legitimate concernthat you have like how am I
going to get my first deal?
Well then, ignore the noise.
If I had listened to whateverybody else in this industry

(08:52):
had told me to do, I would havenever gone to all 50 states.
And so I looked at it and Isaid I want to open up my
opportunities, and so this iswhere you have to think what is
the hard that you want to dealwith in your business Right now?
If you listen to everybody else, what they're telling you is
you need to go get a deal inNashville because it's going to

(09:14):
be easy to dispo, it's going tobe easy to comp and underwrite,
because you know the market, youknow everybody in Nashville
right, I guess that's what theirthought process is.
It'd be easier for you towholesale there.
However, you know you'realready admitting it that it's
more difficult on theacquisition side.
Well, that's the case foreverybody.

(09:36):
So I made the decision that, hey, I'm going to make acquisitions
easier for myself, I'm going toopen it up.
So you could open it up and sayI want to do the entire state
of Tennessee, and then you knowthat the more difficult part
about that is going to be ondispositions.
However, at least you havesomething to monetize at that

(09:56):
point.
You have opportunities to getdisposition.
Softwares nowadays where in thepast you could not do that,
they didn't exist.
Softwares nowadays where in thepast you could not do that,
they didn't exist.
So it's easier to locate inbuyers and you have a plethora
of resources in JV partners thatcan help you dispo in the state
of Tennessee I mean just insideof Titanium University, we

(10:19):
probably have 20, 25 members inTennessee, throughout across the
entire state.
So there's plenty ofopportunities to reach out to
people, join venture or utilizethe softwares that exist.
So just because somebody saidit doesn't mean it's what you
should do.
I have a flip, I'm about todispo.

(10:39):
I'm excited to get done andfocus more on wholesale and
actually make money, said everyflipper ever.
I love it.
Uh, I got a couple very ruraldeals.
Any tips?
So when it comes to rural, whatI like to look at is how many
buyers do I have in the county?

(11:00):
And then I'm basing it off ofthat.
Now I would have done thiseither one prior to purchasing
the lead.
Now, if you're doing thenationwide leads from property
leads or lead Zolo, you have nochoice, right.
They're just going to send youanything and everything.
But if you're using speed oflead and you're buying these
leads, then you would have beenable to know how many buyers do

(11:24):
I have in the city or countyprior to purchasing the lead,
and that's what I would havebased it off of.
I want a minimum of 2000 buyersinside that county.
That's what I would have beenbasing that decision off of.
Now, when you say deals, I don'tknow if that means you have
them under contract or if youjust have the lead.
But if it's a lead and I go inthere and I look and I see that

(11:47):
hey, it's very rural, I don'thave enough buyer activity, some
people would say, well, youcould do a Novation.
Personally, for me, I stickwith my hedgehog concept.
I'm not just going to chasethat.
I might want to JV with someonethat does an ovation, but
realistically it's probablyeasier on your bandwidth,

(12:09):
especially if you're trying togain some traction, just to move
on to the next lead.
Move on to something that youknow is going to be a deal and
something that you can dispo,and more often than not, the
lead is not going to beconverted into a contract
anyways.
The vast majority of our leadsare not closable for various

(12:30):
different reasons.
A lot of times, people that arenewer.
They want to say, well, if it'sa deal and I can close it, then
I should close it.
You can kill your business bytrying to dispo a deal that's
not.
There's no buyer, there's nobuyer activity, right.
So you have to look at it andsay what's the best opportunity

(12:52):
for my business.
What are my thoughts onInvestrolip?
We use it every day here atTitanium.
I think it's a great tool.
It's a great resource.
I think Robert Winsley isalways working to improve the
tool itself.
However, investorlift is notgoing to dispo your deals for

(13:13):
you.
You have to utilize the toolappropriately.
You have to figure out how touse it.
It takes time and at times it'sgoing to take manpower and
bandwidth to get in there andutilize the different modes
whether it's Artemis mode, godmode, cartel mode, whatever it
is it takes time to use it.

(13:33):
So it's a great tool, it's agreat resource.
It's revolutionized wholesalingon many different fronts.
I need a purchase agreement forwholesaling.
All right, well, that costsmoney, but I'll drop the link in
there.
King Closer's formulacom slashtitanium profits.

(14:00):
That comes with our comping andunderwriting training as well.
That's where our purchaseagreement is available.
Let's see here, Tyson, I hadseveral leads where they owed
more, just more than what thehouse is worth or way more than
what they're worth.

(14:21):
Should I just be quick,advising for the most part and
then moving on to the next?
Yeah, I mean honestly.
If the property is upside downand they're needing to sell and
there's a hardship that comesalong with it, that's a short
sell.
If they're just upside down andthere's no hardship and the

(14:41):
property, for whatever reason,has depreciated, then there's
nothing that and the property,for whatever reason, has
depreciated, then there'snothing that can be done there.
They can't really do a shortsell.
They just kind of have to keeppaying it until they catch up.
That's pretty rare, I mean, Ihaven't seen that very many
places.
But yeah, there's not much youcan do from a wholesaling
perspective.

(15:02):
Do you prefer ice, speed to leador property leads?
Well, I think, as of right now,I'm supposed to say, uh, speed
to lead, just because theytipped me 1999.
Uh, which, appreciate you, gene, I love it.
Uh, get back to the question.
Listen, they just did it again.

(15:23):
What is Gene doing over there?
Gene, this is going to be themost highly paid live of all
time.
I've already made $40.
I've been working with Speed toLead for longer.
I will also say Speed to Leadlistens to the feedback of
Titanium better than any vendorout there.

(15:45):
They are incredible with whatthey do.
I've probably closed more dealswith Speedlead than any other
vendor out there.
But at the end of the day,competition breeds greatness.
And so if Speedlead were outthere and they didn't have any
competition, gene would not bepressed to continue to

(16:07):
revolutionize what Speed to Leadoffers, because he wouldn't
have any competition.
And so, to a certain degree, weneed property leads and we need
LeadZolo to always be pressingGene, and vice versa, to become
better at what they do and we'veseen that over the past four
years of Speed Elite.
Right, it started off with themarketplace you could spend $300

(16:32):
, $400, $500 for a lead.
Then they offered up thediscount, the coupons, the
coupon club.
Then they introduced comps anddeal speed and the amount of
buyers and deal speed and theamount of buyers.
Now we've got the AItranscripts and the AI score
predictor of the deal, and sothey're always pressing to

(16:53):
improve the product, and a lotof that has directly come from
the feedback that thecommunities that use Speed Elite
.
I don't know another communitythat uses Speed Elite as much as
Titanium, so I can only speakfor what we do, but Titanium
University is constantly givingthem feedback.

(17:15):
We're constantly giving themfeedback and I see results from
that, and so, from thatperspective, from the length of
time that we work together,perspective from the length of
time that we work together, theimprovements and the customer
service and the willingness tolisten to their customer base I
mean Speed to Lead is unmatched.
Now, that being said, thatdoesn't mean you cannot do deals

(17:36):
with Property Leads.
Property Leads is a greatproduct and I love working with
them.
That's why we work with themevery day, right?
So again, this is kind of likehey, which one of your kids do
you like better?
Well, you know I love both ofthem, but speed of lead is is a
pillar for what we have built attitanium RJ.

(17:58):
Thoughts on wholesale MLM modelsversus wholesale owner I.
I'm going to pass on anywholesale MLM model.
I don't know of many of those,I don't know where that exists
or where that question came from, paul, but I obviously I'm an
owner of my company, I'm notfranchised out, I'm not tagging

(18:21):
along with anything else and Iabsolutely don't think it's
necessary to do that Undercontract, in Dispo right now.
Mythology man I would love toknow, like, give me some cities
where these are located and I'llspeak on this.
I'm not going to pick on you,but this is a common occurrence

(18:42):
right here, one of the thingsI've seen with with at times, uh
, when people are strugglingwith dispo, I I say it all the
time, the ones that don'tstruggle are the ones that that
turn the lights on at all timesand like even right here, you're
like hey, what are yourthoughts about rural
dispositions?
And then I ask you a question.
Then you say it's undercontract, it's in dispo right

(19:04):
now, like, one of the things youcould have done is, said, I
have a property in steamboatrock, iowa, and it's only got a
population of this and I'mstruggling to find a buyer,
because then I could have reallydove into that right, I could
have tried to solve the solution, uh, or giving you a solution a
little bit easier than justlike, oh, a rule across the

(19:27):
united states, like robertwinsley believes, you know, a
population 99 000 is rural.
I believe 600 population isrural.
Right, there's a differentdefinition for that word.
Um, specific location.
Then also, you're on a liveright now.
This video will probably have acouple thousand views on it.
A buyer could have come alongand watched this video and then

(19:50):
reached out to you.
You got to turn the lights onhow long do you expect to get a
contract signed by a buyer onceyou?
Well, it depends on thelocation, right?
I mean, there's certainlocations where, when we get a
property under contract, weexpect to get it dispo'd.
You know, probably the same daythat we get pictures right Now.

(20:12):
There's other times where weget a property under contract
and it's going to take a coupleof weeks, especially when it's
new, right, we do deals in all50 states and it changes over
the course of time too, becauseof the buyers change.
I mean, I've also been doingthis for a decade.
The people that bought dealsfrom me in 2018 and 2019, very

(20:36):
few of them are still doing theexact same thing.
Their business has evolved.
There's a lot of people thatwere flipping back in 2018, 2019
, that now all they do iswholesale.
Well, I can't sell them dealsanymore.
There's people that have movedon to doing multifamily and
other things, and so as timeprogresses and our buyer

(20:56):
relationships change across thecompany, that expectation also
changes.
But the process that we usedoes not change, outside of the
fact that if it's an area wherewe have a known buyer, we're
instantly reaching out and we'retrying to get that move as
quickly as possible.
Oscar says just getting startedin wholesale.

(21:19):
I'm local to Kansas andcurrently using Speed Elite and
Coupon Club for leads.
I've been at it for about threeweeks now.
What markets would yourecommend?
I focus on?
It's not about what market See.
Again, this goes back to whatis your business right?
Are you a nationwide virtualwholesaler?
Are you a Kansas wholesaler?
Are you a Kansas Citywholesaler?

(21:40):
For me, I'm a nationwidevirtual wholesaler and I use
Coupon Club Sounds like that'sprobably what you're trying to
do.
Here's what I would recommend.
When you go to buy leads, youneed to pay attention to three
things the motivation, thecondition and then the location.
But the location is determinedbased off of the amount of
buyers, not any other criteria.

(22:02):
You need to know do I havebuyers here?
Because if you do, then thedeal could be disbursed.
If you don't have buyers,that's what hinders you.
So I'm looking at is the sellermotivated to sell Like, is
there an indication that they'dbe willing to sell this for a
discount?
Then is the property physicallydistressed Another reason why
they'd be willing to sell for adiscount.

(22:22):
And then, do I have buyers?
That's what I'm focused on.
I'm not focused on what marketit's in.
I'm sure I'm too early asking,but do you think we'll be doing
more comping parties like onyesterday's implementation call?
Yeah, we'll do more, followingyour zero to 1 million plan,
trying to be strategic whenbuying leads.

(22:43):
How can I ensure I increase mychances of closing a deal within
my first month?
Well, one.
It has nothing to do with whatleads you're buying.
I mean that if you just do whatI just told you, which is, uh,
motivation physically distressedelement.
And then there's buyers.
You should be able to close thedeal.

(23:03):
What's going to hinder you isyour skill set on being able to
close and identifying motivationand really being able to
educate the sellers that wanttoo much for their property.
That's what you should befocused on.
However, I don't give you ahard time whatsoever, because
this is a constant thing thateverybody feels.
This is rampant throughout theindustry.

(23:25):
Whereas we want to look at, wego well, I know I'm going to be
able to close it if it's aclosable lead.
I think the definition of whatis a closable lead and what
should be closed and whatshouldn't be closed is where we
won't see eye to eye.
I think the majority of leads,at least, are worthy of having
the education process gonethrough, and that's where the

(23:49):
majority of people that arenewer in that first month are
really going to significantlystruggle.
Also, I want to see whateveryou're doing in that first month
.
Make sure that you can do itfor three months straight
without having to change.
So budget needs to be allocatedfor three months straight.
The consistency of yourfollow-ups, getting a hold of

(24:12):
the called no answers these arethe things that are going to
change the game for you.
You have to be able to do thoseThoughts on sending the
contract versus reviewing itwith the seller.
Well, paul, what I will say youalways want to review it with
the seller, if that is apossibility, right.

(24:35):
So if they're in a positionwhere they're at their computer
and they can review it, right,then and there, and there's no
other third party that needs toreview that contract with them,
send it, let's review ittogether.
Let's get it signed.
However, I'm not going to notsend the contract because

(24:55):
they're not available.
So say, for example, they'rewalking into work or the wife is
at work and not available, andthey both need to sign it.
I'm going to go ahead and I'mgoing to send it.
I put an expiration date ofwhen that contract is null and
void and then I also set theexpectation of when we were
going to follow up.
But I also explained to them ifthe contract is not signed in

(25:17):
the next 24 hours, it's thennull and void and it's no longer
available for you.
The fear is is that if we send acontract and it doesn't
immediately get signed, thenthey're going to shop that
contract and they're going totry to get a higher offer.
The logic behind my reasoningis that if I send them the

(25:37):
contract, at least they have theability to sign it.
If I don't, they're still goingto shop my offer.
I've already made the offer.
They're still just going toverbally shop it.
At least.
I want to open up as muchopportunity for them to sign it
as possible.
I'm tired of doing transactioncoordination while working and
getting more contracts.
Can you talk about easy REIclosing process cost personal

(25:59):
experience?
Yeah, I mean, the process isvery simple.
In fact, they're super helpfulin a lot of different
circumstances.
In regards to the paperwork,especially if you're new to
being in virtual markets andsometimes it's their own title

(26:21):
company as well.
The cost depends on your dealvolume, right?
The more volume that you do,the lower the cost.
I'll say it ranges anywherebetween $300 to $1,000 per
transaction, right?
The $1,000 is like if you do aone-off transaction with them.
$300 is like when you're doingsome volume with them and you're

(26:44):
kind of on a subscription model.
My personal experience is thewhole Easy REI team is amazing.
We have had some TU members thathave had issues and they've
immediately resolved it.
When I say immediate, I'mtalking about like within an
hour or so, it was like resolved.
I know at one point in timethere was a transaction

(27:07):
coordinator that actually messedup a transaction and and david
actually fired the the tc on thespot and got it resolved
immediately.
Um, which to me is, istop-notch.
Um, customer service, um, arethey perfect?
No, I mean there's a lot ofmoving pieces that go along with
transaction coordination, whichis what you're feeling.

(27:28):
So it's also about buildingthat relationship and you still
have a responsibility in this.
It's not like a hands-off, likeoh, I've hired a transaction
coordinator, I don't have to bea part of that.
There's still going to have tobe things that you have to be
involved in.
It's just a different type ofcommunication and you're
bringing on a team member thatis going to be solely focused on

(27:52):
that moving forward, but you,as the business owner, are still
involved.
So I personally, I don't everdo a transaction without having
a transaction coordinator, forthe exact same reasons that
you're talking about right there.
And transaction coordinator forthe exact same reasons that
you're talking about right there.
I have a disabled managermanaging that.

(28:13):
She's struggling to find abuyer.
It's a good deal too.
I can't remember what we weretalking about there, but I also
listed on speed to lead, dealspeed and no bites.
Oh, this is the Birmingham.
Yeah, yeah, yeah, well, againlisting it on deal speed.
That is nothing, you just listit on a website.
You got to work it.

(28:33):
You got to pick the phone up.
You said you got a dispomanager.
I mean that dispo managershould be hitting the phones all
day, every day.
Birmingham's a major city.
I mean that deal should be ableto be moved.
You should get feedbackimmediately on that.
First time buying a Super Chatever.

(28:56):
Now RJ can't say we don't bribehim to talk good about speed to
lead.
Oh, that's hilarious.
All right, let's see Great partabout speed of lead you get
refunded quickly.
However, is it normal to get ahandful of fake leads?
So, joe, I would say every PPLprovider, they have a period of

(29:23):
time where someone goes andtries to sabotage them with fake
leads.
This actually happened duringthe 2023 50-50-50 with LeadZolo.
I had a day, an entire day,where all of my leads were just
fake.
I got nuked and basically itwas like I think either the

(29:44):
competition my competition ortheir competition went and did
that.
Is it common?
No, does it happen?
Yes, and I mean it's great thatthey take care of you, but you
just got to keep going.
We just added a script to everytriple verified call lead.

(30:08):
We actually heavily relied onrj's public call to leads love
it.
Customer service is awesome andspeed of lead love it.
How do I rank the big dispotools InvestorLift, investorbase
, dealspeed Well, they're alldifferent.

(30:29):
I've heard people sayInvestorBase is basically
InvestorLift's god mode.
I disagree honestly.
I think that's for people thatdon't give it an opportunity and
probably also have just ashitty process.
I never am in a fan of someonethat complains about a tool, a

(30:53):
vendor, when I know it works.
It's one thing.
If I've never heard someone say, hey, I just pull all my deals
through InvestorBase, well, allright.
I've never heard anybodysucceed with it.
But when we use it and TUmembers use it and they love it,
and then I have someone come inand be like it's just God mode
on steroids, it's like all right.

(31:14):
I disagree.
For me, investorlift is the mosthigh powered right.
It's also the highest pricepoint.
So it gives you the most and itcosts the most.
It makes sense.
Investor base gives you theleast, it costs the least, but
it also gives you power to beable to do it, and some people
have fallen in love withinvestor base, where they've
actually gotten rid of theirinvestor list.

(31:35):
Deal speed to me is the newestand I think they're constantly
working to improve it, but I dothink it's a little bit behind
just from the results aspect.
Right, we need more peopleusing deal speed and getting
results and having people go inthere from a buyer perspective

(31:57):
and saying this is where I'mgetting my deals.
I don't think that's happeningyet, but I also know that Gene's
going to continue to work onthat and it'll eventually get
there.
It's just an opportunity foryou to locate the buyers and to
work it.
So, at the end of the day, theyall pretty much do similar
things, but you get what you payfor.

(32:23):
Do I have any videos of mewholesaling listed properties?
I do not.
I don't do that.
I used to do it um from 2014 toprobably the end of 2016 2017.
That's all we did.
We probably did a couplehundred um.
We don't really do it anymore.
There's no reason to it'sunnecessary.

(32:44):
The only reason why you wouldthink it's necessary to
wholesale listed properties isbecause you don't have the
budget for lead generation.
But lead generation is so cheapnowadays it's like you're going
to spend more time trying towork this boy and acquiring a
wholesale or a listed ofproperty.
I just don't see the benefit ofdoing it nowadays.

(33:07):
It made sense back when thelead generation that existed was
cold calling and direct mailand bandit signs, it was like
all right, that takes money,takes resources.
Nowadays you don't need thatthat, you don't need that.

(33:31):
Is it a fool's errand to expectsuccess in a wholesale and real
estate with agent listedproperties?
Well, I guess I just kind ofanswered that.
Are there people that succeedat it?
Yes, haven't we done it andsucceed?
Yeah, but it was a decade agoor eight years ago, I mean, I
think.
Just at some point in time yougot to graduate to like what are
we actually doing?

(33:52):
We're trying to solve sellers'problems If the property is
listed on the MOS.
I mean, haven't they alreadyfound their solution?
Are there deals to be foundthere?
Sure, are you really providinga ton of value to your end buyer
?
Not really.
Could you do it though?
Yeah, I just don't know if it'swhere you want to build your

(34:16):
business.
By the way, it's Chase from TUrunning Dispo for Adam Bevan.
Oh, what's up, chase Brother?
What happened to your name?
When did you become mythologyman and why are you asking me
questions on live when we haveimplementation calls all the
time?
Let's see Sandia, texas, huh,sandia, texas, population 326.

(34:46):
That sounds like it sucks.
It's close to Corpus Christi.
You should be just hammeringthe Corpus Christi buyers.
That's not rural Hemphill,hemphill, texas.
Let's see.
What is that close to?
Now that one's a problem hempbill is is rural.

(35:09):
You you might have some issuesthere.
Um, and again, I would havequestioned why, why we took on
some of these deals.
Um, dexter, missouri, I meanyou can pull buyers from Memphis
, you can buy.
Pull buyers from St Louis,jonesboro, I mean I'd be pulling

(35:34):
buyers from a lot of areas.
So I think two out of three arefairly decent there.
Sandia, dexter, hemphill is theone that I'd be most worried
about.
Without knowing the numbers, Igot a pay raise to 8,000 a month
.
What should I spend onmarketing PPL or PPC?

(35:54):
I wouldn't run my own PPC, Iwould do PPL.
Just to be point blank on that.
I don't know what your billsare.
I can't tell you what yourbudget should be.
My zero to a million plan isthat you start off with 6,000
with two people, and then that'swhat would get you using Coupon
Club and all of the othersystems, including InvestorLift

(36:17):
and Easy REI closings andeverything that would get you to
the million.
You don't need that right outof the gates, though.
That would get you to themillion.
You don't need that right outof the gates, though.
Sets you a nice little budgetto get you a daily flow of leads
and just flow from there.
That's more than enough money.
I don't know what your billsare, but it sounds like you
should be in a fairly decentposition to get started.

(36:42):
I have a lead for a trailer inCrossville, tennessee.
I'm willing to acceptsignificantly less than it's
worth.
Do you think it would be worth?
I have a lead for a trailer inCrossville, tennessee.
I'm willing to acceptsignificantly less than it's
worth.
Do you think it would be worthgetting under contract?
Is the trailer on owned land orrented land?
If it's on rented land, thenit's probably not worth it.
If it's on owned land, it'sabsolutely worth it.

(37:02):
You just comp it against theother mobile homes on owned land
.
What's up?
Torrey Taylor, ford, taylor,why are you not in TU?
All right, I'll let you answerthat later on.
But I have no idea why you'renot in TU.
Dropped into a new market I'venever done a deal.
On last Friday Got a propertyunder contract.
Three days later got on Privyand sold it to an in-buyer

(37:24):
Already doing deals in thatsubdivision, florida, boom.
Why are you not in TU?
I don't know.
Smiles, get the iSpeed app ifyou have an iPhone and spin the
wheel daily.
Why Bradley, oh brother, um,why bradley, oh brother man,

(37:55):
literally, literally my leastfavorite thing.
That is like said in 2025.
Why are I speed the lead, coldcall leads so terrible here?
Here's what I know I buy thesame leads as you and I close
them.
I made money.
So based off of that and yourjudgment and my judgment, really

(38:17):
it's not the speed of lead isterrible, it's that you're
terrible and you lack theskillset.
But you want to blame it on theleads.
That's it.
Because here's the fact If thelead says I don't want to sell,
it's a refund.
So it's not even a lead.
It doesn't even hit your KPIsIf they do want to sell.
That's literally.
All we ever want is a seller toadmit that they have a house

(38:38):
that they want to sell.
So why do people thinkconsistently.
It's not just you, bradley, it'smany people think that the cold
call leads are terrible.
I don't know.
I've said this numerous times.
I go in, I look at my system.
I'm like I'll buy the cold callleads.

(38:59):
There they are, I closed them.
We just closed the dealyesterday that came from speed
to lead cold call like close itbunded yesterday.
I closed them.
We just closed the dealyesterday that game for Speed to
Lead Cocoa like closed it,bunded yesterday.
I know for a fact because I wasthe one that closed it.
It doesn't happen very often,but it was like yeah, there it
is.
I don't understand, rj, it'shard for me to come up with a

(39:21):
name for my whole wholesalingbusiness.
I know crazy, right, double EInvestments, get you some.
I'm sure you've touched on thisbefore, but Fizbo's.
I was making my own list ofFizbo's and reaching out with my
Google voice number and had afew offers go up and unsigned
and can't afford to buy leads.

(39:47):
Today's episode is sponsored bythe pink edition of Red Bull.
Thank you, red Bull.
Fizzballs are good when youdon't have the money to buy
leads.
Now there's a couple of thingshere.
Why the Google voice number?
Get rid of the Google voicenumber.

(40:09):
It's not needed.
You had a few offers.
Go out, let's change thelanguage there.
We don't need to make offers.
Okay, now, technically speaking,you're going to make an offer,
but by offer it means they havenot accepted it.
So the only time that we sit acontract out is when they have

(40:30):
said I accept, we're the buyer.
We need to know what they'regoing to do with our money.
Embrace being that buyer, okay.
So when you're on the phonewith the next fizzbo say, the
fizzbo is listed for 50 000, you, your offer is going to be 40.
You're going to look at them.
You're going to say, okay, lee,the most I could pay for this

(40:52):
probably be 40 000, because I'msaying that the airbnb would be
this, the rehab would be this,based off my holy be, this,
based off my holy cost, closethe cost profit.
I need to offer you $40,000.
What do you think about that?
If they say yes, then that'swhere you would keep them on the
phone and then you would sendthem that contract and you get
it signed, right.

(41:13):
Then you don't want to send itout there and let it.
And also you don't want to sayI offer you $40,000 and then let
them think about that.
Right, that's the worst placebecause you're kind of in no
man's land.
So there's probably just sometechniques that need to be
adjusted.
I would suggest one and you can.
You can download.

(41:33):
It's like a hundred pages oflike coaching on the closing
process, um, the, the compingand underwriting process.
That would help you out alittle bit.

(41:54):
Um, and then maybe watch someof my seller calls.
I've actually done two where Icalled Fizbo's before, but the
process doesn't change.
Based off of being for sale byowner, right, you still look at
a, sell it.
How much do you want for it?
Tell me a little bit aboutwhat's what you got going on,
talk about the motivation,figure out what that is and then

(42:16):
you go for the close and if youhave to educate them, you do
that.
But that closing process, stoplooking as I'm sending offers
and it's more about we're comingto an agreement.
When I'm ghosted by the sellerfor over a week and I'm still
reaching out, what do I do next?
How should I treat these?
I've had three or four of thesein the last week.

(42:37):
When I'm ghosted by the sellerfor over a week and I'm still
reaching out, what do I do next?
How should I treat these?
I've had three or four of thesein the last week.
Well, I'd like to know whereyou're at in the process when
they're ghosting you, right, isit?
You sent them a contract andnow they're ghosting you.
That's common.

(42:58):
You've already talked to them.
Maybe you made them an offer orsomething and now they're
ghosting you.
The main thing is just beingconsistent in your communication
and not giving up on it.
That's what most people do.
They give up, especially whenit's, like you know, this person
hasn't answered or responded ina week.
One of the things that I wouldpoint out to you and I say this

(43:19):
all the time is we have no ideawhat's going on in that seller's
life as to why they're notresponding to us.
We have a tendency to make upthe story in our head where it's
worst case scenario for us.
It must be that they'reshopping my offer.
It must be that they're goingwith somebody else.
It's probably nothing to dowith the house, the real estate

(43:42):
transaction whatsoever, and it'sprobably more to the motivation
as to why they're willing tosell that piece of real estate
to begin with, and it's justeven more of a reason why they
need us, and so they need you tobe consistent, to continue to
follow up text phone calls.
Leave a voicemail every singletime.
Also, if you bought the KingClosers War Chest from last

(44:09):
November until today, right,kingclosersformulacom slash war
chest, it comes with aGhostbusters protocol.
Love the name and I actuallytalked about that in there.
So I don't know if you havethat training or not, but if you
do, you could revisit thattraining as well.
I had $2,000 in Amari andCoupon Club.
But in California, what's thebest way to get a deal?

(44:31):
Should I try leads outside ofmy backyard?
Well, again, Bradley, this isthe same question someone asked
earlier about Nashville, right?
Why do you need to do a deal inCalifornia?
California is huge, by the way,so it's like to me.
If you're going to try to do adeal anywhere in California, you

(44:52):
might as well just say I'll doa deal anywhere in the United
States.
California is one of the moredifficult states, right, it's
just there's a lot of nuances toit depending upon the market,
right?
San francisco's priced out thewazoo, la san diego same thing.
Fresno kind of has issues withcash flow but lower price points

(45:12):
.
Just, there's rural locations.
There's a lot of issues thatcome along with california, and
then also, uh, it's just a veryvolatile market out there, and
so for me it's like, yeah, whydon't you go out of your market?
You're going to do a dealsomewhere you know seven hours
away in California.
You might as well go get yousome low hanging fruit up in the
Midwest Ohio, indiana, michigan, wisconsin, illinois, missouri,

(45:38):
Kansas.
Those are great places towholesale in and it would be a
breath of fresh air for you.
Right, open yourself up and thenagain, this is where you look
at it and you say what's goingto be my heart, dispo or
acquisitions?
Right now, your heart isacquisitions.
You loosen that up and you gethey, my heart is going to be
dispo, but if I go get deals inlocations where I can find

(46:01):
buyers Ohio, michigan, indiana,missouri, kansas you might have
to JV the first couple.
You might have to go work yourass off on InvestorLift or
InvestorBase.
That's okay.
At least you have something tomonetize.
Right now, you don't triple.

(46:22):
Verified leads are on par withfacebook leads in terms of
closed deal percent.
We do our best to filter outshit leads but, due to volume,
some make it through.
For this, we have a verygenerous refund policy.
I agree.
Can you recommend a dispo guyslash team for any deals I lock
up so I can focus onacquisitions?
Well, well, it would bedependent upon the location,

(46:43):
right?
I mean, if you're part of thevault and you go in there and
you tag me and you just say, hey, rj, I got a deal in Nashville,
tennessee, who do you recommend?
Well, that's going to becompletely different if you say,
hey, rj, I got a deal inHouston, texas, or hey, rj, I
got a deal in Orlando, florida.
So yeah, I mean, just be a partof the vault, tag me on it, say

(47:08):
I got a deal, who do yourecommend from TU, and I'll
respond within a couple of hours.
I'm very responsive on thatstuff.
So I wouldn't recommend itright now because I don't know
where the deals are.
After a few weeks we accumulatedclose to 100 called no answer
coupon club leads.
So how long do you keep callingthose before you put them to
dead?
Um, I, never, we, you just gotto keep calling them.

(47:31):
Um, I mean what I do with thecalled no answers in that you're
getting there, I, you're atclose to 100.
Normally I've got the queuewhere, say, whatever that
magical number is for theacquisitions guy.
Okay, my magical number was 300.

(47:52):
Now that's a massive number.
I would not expect anyacquisitions guy to want that or
need that.
Okay, but let's say it's 100,okay.
So you've got an acquisitionsguy to want that or need that.
But let's say it's 100.
So you've got an acquisitionsguy.
His magical queue of leads is100.
On a daily basis that wouldprobably look like 10 new leads,

(48:14):
10 in follow-up and then 80called no answers.
That's your queue of 100.
And so you start off your day.
You hit the 10 new leads, youhit your 10 follow-ups and then
you work the called no answersand then whatever you kill from
that day should be about 10.
So now you go down to 90, 10new leads the next day, and you

(48:36):
just stay at that magical numberof 100.
And then the called no answersis just part of it.
That's the acquisitionsmanager's job is to get a hold
of them.
That's job number one.
You've got to get creative withyour voicemails, your text
messages.
Whether you send a funny meme,a gif, leave a funny voicemail.
Change up your call times.

(48:57):
Change up the phone numbersyou're calling from your call
times.
Change out the phone numbersyou're calling from whatever you
got to do.
Is Jonesboro Alabama a greatmarket?
I wouldn't say it's a greatmarket because I don't even know
where it is.
Let me see, you've got to besaying Jonesboro, arkansas,

(49:21):
because Alabama.
Is there a Jonesboro?
There is a Jonesboro, alabama.
Is this like technically partof Birmingham?
So it's zooming me in?
I don't even know where it tookme.
It looks like it's part ofBessemer.

(49:44):
I don't know, brother.
I mean if it's Jonesboro,arkansas, no, it's super low
price points.
It's got a college up there.
I think it's Arkansas State.
So you know you could possiblyget cash flow price points super
low If it's part of Birminghamwhich looks like this is
whatever Google Maps took me to.
It was Bessemer, alabama.
I mean, yeah, you could dodeals there.

(50:10):
He gave me some good advice on adeal I'm working.
I don't know who he is.
Oh, cesar Gotcha Seller wants$55,000, got her down to 35,000
so far, trying to get a lot upat 20.
Might JV, the deal with Caesar.
Caesar's awesome to work with.
Good job.

(50:30):
What are the biggest timewasters or distractions that
kill momentum for newwholesalers?
One not picking the phone upand calling sellers.
Two thinking that becauseyou're not good at closing that.
You need to learn ovation.
Sub two seller finance.
Majority of deals are cash andthen changing systems.
Softwares Like Speed, eliteCoupon Club sucks.

(50:53):
Now I'm going to go useLeadsolo's $30 exclusive leads.
I didn't close any deals, soI'm going to go try Property
Leads.
Oh, I'm going to go try BrentDaniels PPC.
I'm going to go do this.
It's the epidemic, right?
Just put your nose down, beconsistent, show up every day,
call sellers.
Don't change the system.
Make cash offers.

(51:13):
You don't need to know anythingabout creative when you're
starting and you'll be just fine.
Yeah, I might fire this dispomanager if she can't even figure
out how to buy us by doing abest lift.
The numbers weren't 100%,brother.
If she can't figure that out,she ain't a dispo manager.
What are we talking about?
That's like that's aneight-minute task.
Gotta go.

(51:35):
Huge info on thatimplementation.
Call this morning, love it.
Good job, cassie.
I need to work on building thatcredibility and trust with the
seller.
You do that with reverserapport.
Okay, you got to go in thereand explain the process.
What are you going to do?
How are you going to take careof them?
How are you going todifferentiate yourself from the

(51:56):
competition?
You do that with honesty,transparency and authenticity.
For the competition.
You do that with honesty,transparency and authenticity.
Rj, with your version of ruraland the only almost comps are a
mile or so away and there's highmotivation the price seems just
a bit high.
What's your thought processwhen the price is firm?
If the price is firm and theprice doesn't work, it's not a

(52:16):
deal.
You just move on to the nextone.
Yeah, educate, keep repeating.
Mr Seller, what could theproperty be worth when it's
fixed up?
I think it's $200,000.
They think it's $225,000,whatever, you got to come to an
agreement on that number.
How much is it going to costfor the property to be worth
$200,000 and work?

(52:38):
Get them to agree to thatnumber.
And then it's math, not magic.
I currently have investor base.
How can I get the best resultsfrom it?
I love it so far, but what doyou love using it for?
Specifically Locating thebuyers, knowing what they buy
for and getting a hold of them.
That's it.
That's all we need.
Turn the lights on who are mybuyers, what do they buy and are

(53:03):
they buying?
What are they buying for?
The tool is for and then youget a hold of them.
It's going to work it, baby.
Man, if you're making $8,000and you only got $600, throw a
couple grand out there.
Listen, I can't tell you how tospend your money, but you seem
like you're in a pretty decentspot where most people wouldn't
be.
Utilize it.
Just don't waste the money.

(53:23):
Be consistent.
This is my personal YouTubeaccount, not my business.
I follow you on both.
Saw you live while I was eating.
Figured I'd pop in, appreciateyou, chase.
It's on Homeland.
Lock it up, baby.
Make it a deal.
That's it.
Homeland, mobile home, competentwith other mobile homes, just
like you would a house.
That's it.
Propstream is great for that.
It will show you mobile home.

(53:44):
It will show you all the othercomps that are mobile home,
right there.
That's how you do it, so theyknow to pick it up with an area
code for many of them.
That's why I have my GoogleVoice number.
Nah, you're overthinking it.
We use 817 area codes in all 50states.

(54:05):
Don't overthink it.
I have a potential buy and holdon a contract in Wichita Falls,
texas.
Can you refer Anybody who mightwant to have a look?
A buy and hold?
Buy and hold just screams to melike it doesn't have a lot of
equity.
That's why you're calling it abuying hold.
Um, you probably bought it toohigh.

(54:27):
Uh, specifically in likewichita falls, but I mean a ryan
jackson.
Um, you could reach out toenBissell, who would want to?
Jv, he does a 70-30 split, 70in your favor.
If it was a flip opportunity,john Looney would be somebody

(54:49):
you could reach out to.
Niccolo Fazio is someone elseyou could reach out to.
Those would be the main ones.
Those would be the main ones.
Ah, so you're sending a contractand then they're ghosting you.
Yeah, you probably are notdoing enough.

(55:13):
On the credibility side and thereverse rapport, there's an
unanswered question.
So ask them at the end when yougo to send them a question or
you go to send them the contract.
Just ask a point blank.
Is there something that Ididn't explain well enough for
you to be willing to sign thecontract today?
See what they say.

(55:33):
Jolly Jenny said hey, rj, Ijust want to say hello, I'm
working acquisitions here inGeorgia and your blogs have been
super helpful.
We've got closing this June13th.
Thanks for all the value youshare.
I appreciate that.
Thank you for sharing Means theworld.
To answer my question, I reallyappreciate it.
I will head to the Midwest togain some confidence and

(55:53):
momentum and keep an eye onCalifornia leads.
We've got to get a change inscenery.
That's common for most peopleon the West Coast.
I mean, it's rough out there.
It's rough out there foreverybody.
The average cost per contractis just going to be higher.
The average assignment fee isgoing to be higher.
So you get compensated for it,but probably you're in a
position where you need to getsome wins.
Hey, if only you're making$5,000 or $7,000, it's better

(56:17):
than making $0,000.
So I've recently closed apretty big first deal in April
and I've kind of just been lostwith how I should reinvest it.
It was a $40,000 deal and Idon't know if I should get
exclusive leads or coupon.
Well, why would you change whatyou did that worked?
Why, first of all, whatever youdid to get that deal right, you

(56:43):
should have been consistentlydoing it the entire dispositions
process, the entire tc processand the entire process since
april, may and now june.
Right, if you were alreadydoing coupon club, you should be
buying coupon club leads everysingle day.
If you're getting exclusive,there should be exclusive coupon
club leads every single day.
If you're getting exclusive,there should be exclusive leads
coming in every day.
I'm not saying it has to be aton, but like what I was talking

(57:05):
about earlier, like whateveryour queue of leads are, there's
a flow to that and you shouldbe replacing whatever left the
system yesterday whether it wentunder contract, it's sold, it's
a dead lead that should begetting replaced.
Lead generation should neverstop in your business and so

(57:26):
you've got to have that going on.
And right now I mean listen,your average cost per contract
is probably going to be aboutthe same whether you do
exclusive or coupon.
Your choice that you're makingagain, just like I've been
saying to everyone else, chooseyour heart is am I willing to
spend more money for the leadsand then I have to call less
leads to close, or do I want tospend less per lead and I have

(57:49):
to call more leads to get aclose?
That's what you're choosing.
That's it, dude.
Thanks so much for taking timeout of your day to help us.
It's crazy knowing how muchyour time is worth.
I appreciate you.
I appreciate you.
Thank you for always tuning in.
Let's see, I've done four smalldeals totaling for $32,000.

(58:11):
I want to start gettingactually consistent and rely on
one to two deals per month.
Should I start buying leads onSpeed to Lead.
I don't know what you're doingright now for lead generation,
but and I don't know what yourbudget is either right, but yeah
, you should be generating leads.
Speed to lead, property leads,lead solo they all have budget

(58:38):
leads now, right, speed to lead$200 a month, $29 a lead.
It's great.
You know someone, you know NewJersey.
Dan asked right here how manyleads is your team doing a month
?
It's not about how many they'redoing a month, it's about what
happened yesterday, right, howmany sellers did we connect with

(59:00):
yesterday?
How many contracts did we send?
How many did we kill?
Are we hitting those metricsthat we need to at least be
getting the minimum amount ofcontracts that we need?
And then, whatever went out wereplaced today.
And so, dan, there'll be timeswhere on one day, on one day, I
might buy 85 leads and then thenext day we might buy 10.

(59:26):
We might buy five.
It depends on what happened thenext day.
It depends on how busy is thatperson with follow-ups.
Did they have a two-hourconversation to get a contract?
Did they have an eight-minuteconversation, right?
So there's a constant flowthere.
I will say, as of last week Imean there was.
There was one day I know for afact, my team bought 85 leads on

(59:49):
speed delete.
There was another day weprobably bought 35 leads.
Then there was other days wherewe didn't buy any.
We didn't need them because ofwhat happened the day before,
and so I'm a little bitdifferent.
I I understand everyone wantsto set budgets.
I'm not big on we didn't needthem because of what happened
the day before, and so I'm alittle bit different.
I understand everyone wants toset budgets.
I'm not big on setting budgetsand sticking to it, because one

(01:00:12):
of the other things that we seethis is across the board, in
every industry people setbudgets.
Budgets expire end of the month, end of the week are great for
closing deals.
Budgets expire end of the month, end of the week are great for
closing deals Closing a $35,000deal with Tyler, a fellow TU
student.
Appreciate you, rj.
Appreciate you, maximilian.
That was a crazy.

(01:00:33):
I need a video on that onebecause that was a crazy deal
that you guys did there.
Rj, do you use buyers todetermine a number or run comps
to determine your number?
So I think one.
Well, you're using the rentalcalculator, so you have our web

(01:00:55):
training.
Do I use buyers to determine anumber or run comps to determine
my number.
So do I use as-is comps?
Yes, so we always start withARV, right?
What's the highest that we cansell for reverse engineering?
Then we're going to go look atwhat is the current market value

(01:01:16):
?
What are the as-is comps goingfor in the area?
And we pay attention to that aswell.
But we have a ton of trainingout there in regards to that.
That's a really hard questionto answer in a short time frame
and that's like we have hoursand hours and hours of training
on that topic.
Um, if there's one thing that Ifeel like gets overshadowed the

(01:01:40):
most in wholesale and realestate, it's got to be title
companies.
Is there a difference among thecompanies?
What's the process look like?
Yeah, I mean title companies,there's good and there's bad.
I mean, sometimes the goodbecomes bad.
It's an ever-changing thing.
Escrow officers they love tochange title companies every two
years.
It seems like I normally likethat.
I pay more attention to theescrow officer than I do the

(01:02:03):
company right?
Dana Draper in Dallas-FortWorth is who I've used forever.
She's been with probably fouror five different title
companies over the past decade.
Right, we have our market PDF.
We update that probably once aquarter.
You can just reference that.
And then also, if you use EasyREI Closings, they have title

(01:02:25):
companies that they usethemselves.
They recommend I wouldn'toverthink it, though it's not
like a rarely is it a gamechanging moment on what title
company you use.
Would you advise against relyingon Coupon club leads in
Cleveland if it's my home marketjust starting out?
No, I mean Cleveland's a greatmarket.

(01:02:47):
And then I wouldn't just bestuck on Cleveland because Ohio
is one of the best states outthere for wholesaling.
So I mean you can't not buy inAkron, you can't not buy in
Canton, you can't not buy inYoungstown right, go all the way
out to Sandusky, right.

(01:03:08):
If I were to say what I wouldeliminate from Ohio, especially
if you're new, because compingand underwriting is going to be
hard for you.
Super low price points inCleveland, toledo and Dayton
those are probably going to bethe areas that are going to be
the most difficult for you tocomp.
Low price points in Cleveland,toledo and Dayton those are
probably going to be the areasthat are going to be the most
difficult for you to comp andunderwrite.
But Ohio is a great market andthen, yeah, coupon Club, there's

(01:03:30):
plenty of leads in Ohio at alltimes.
We don't do it.
We stopped in 2022 when theregulations changed.
If I had no money to littlemoney, what would I do?
Go get me a Fizbo deal, work myass off, get it under contract,

(01:03:50):
this boy JB.
It was something like get adeal across the finish line,
usually no money.
One way or another, I'd figureit out and then I'd reinvest
that into Speed of Leads.
Coupon Club.
I'd be off to the races.
We're playing golf my treatsomewhere before the end of the
year with Danny H.

(01:04:11):
You guys and Cassie are trulyappreciated.
All right, let's do it.
Thank you, rj, for the valueyou provide the community.
I appreciate that.
How do you handle a lead whenthe lead has already been
purchased by other investors?
I don't care.
Close it, baby.
That's competition.
Every lead has been talked toalready.
I mean, there is no such thingas an exclusive lead, so it is

(01:04:33):
irrelevant to me.
Our competition sucks.
I will tell you we are in theworks of creating a video where
I am going to be trying to sella deal to wholesalers and I'm
going to show you guys how badtheir processes are, and I have
no idea.
There will be good processes inthere, but I will show you how
absolutely horrible it is.

(01:04:55):
On speed of lead, how do youknow which leads come from a
cold call or SMS?
It tells you on the far leftside triple verify lead.
Josh buys houses, seo, facebook, nationwide lead.
It tells you right on the farleft side, before you purchase
it.
Would it be fair to ask someone, while JVing, to walk you

(01:05:17):
through the dispo slashexplaining what comes up in TC
and renegotiation?
Well, here's the thing theyshouldn't coach you.
They're not getting paid tocoach you.
So to walk you through thedispo, yeah, I feel like that
would be somewhat inappropriate.
Explain to you what happens inthe TC and renegotiation Well,

(01:05:38):
one, you should be handling therenegotiation if you're the
acquisitions partner becauseyou're, you're the, the contact
at tc and normally the dispopartner will handle the tc.
Um, that's just as simple aslike hey, can you cc me in on
the tc communication so I can beupdated on when the title

(01:05:58):
commitment comes back?
If there's something in thatreport, that's absolutely normal
.
But getting coached through aJV, no, I think that's pretty
inappropriate.
All four of the deals I closedwere pocket listens from agents.
I want to generate morehigh-quality leads and it seems
all the players do.
Direct seller I have a budgetof about brother.

(01:06:18):
$ 15,000 is just an absolutemonster budget in comparison to
99% of the industry.
Yes, get you test running 2,000with Speed Lead, 2,000 with
Property Leads, 2,000 withLeadZolo.
You'll get a ton of leads.
You'll figure out which one youresonate with the most of the

(01:06:41):
refund policy you like.
Test run it, get it out there.
But yeah, dude, generate someleads.
You got plenty of money 3,500.
Spend a month on speedily.
What type of leads would I buy?
Man, I would join coupon cluband I'd be doing the active
leads.
So $200 a month and then $59.

(01:07:05):
So you got $3,300 divided by$59.
You get 56 leads.
You should easily be able toclose three to four of those at
minimum.
Yeah, I mean that's probablywhat I would be doing.
Coupon club and active leads.

(01:07:28):
Yeah, 15,000 total.
The 15,000 is what you gotright now.
I mean you start spending moneyon lead generation.
You should close deals.
It's not like it just goes away,it's just a great starting
point.
I mean my expectation would bewith 15,000, I go invest six of

(01:07:49):
it, I'm going to have like 80,100 sitting behind me.
We never talked about thisagain.
How many times a day do yourehearse your formula before you
get on a call?
It's ingrained, it's just whatwe do.
I don't ever rehearse it.

(01:08:09):
Hey, rj, I've closed threevirtual wholesale deals, mostly
land in Florida.
That's awesome.
No checks since February that'snot awesome.
Calling full-time from PuertoRico.
7,000 in debt, 2,000 left.
What exact moves would you maketo get paid in 30 days?
Man Oswald, that's a well one.

(01:08:35):
Let's eliminate the 7,000 indebt.
The 7,000 in debt I know itexists and it feels like a lot,
but that could go away real easy.
I appreciate you sharing it,though, so I understand the
severity of the situation.
The 2,000, you're probably goingto need that to live.

(01:08:55):
Let's assume we got nothing.
I would probably go in into thevault and ask is there anyone
that has leads that I can work?
Or, if you don't want to dothat with 2,000, what can I get

(01:09:17):
on Coupon Club, 1,800 divided by29, you get 62 leads.
You probably get one to twodeals out of that, but you got
to.
I don't know.
I mean, I don't know what'shappened since February.

(01:09:38):
I don't know where those otherleads came from, but we got to
get you in front of the sellers.
We got to turn the lights on,so there's got to be an
opportunity for you to be on thephones eight hours a day one
way or another.
Speed Elite is obviously thecheapest way to do that, with
the Coupon Club.
Or reach out to someone thathas some older leads that

(01:10:02):
they're not touching.
How do you comp innon-disclosure states?
Privy PropStream they have MOSaccess and it gives you the
comps.
I can't wait for that video.
Good, I can't wait to record it.
It was almost today's live.

(01:10:23):
I almost did it live today.
How to get better at compingand speaking with a seller, how
to perfect that skill.
Man, I got so many videos onthat.
I mean, why did my question getskipped?
I don't know.

(01:10:44):
Let me go all the way back andsee where your question is.
I don't have a question fromyou on my screen.
I'm all the way back at like253.
But there you go.

(01:11:05):
I answered that question.
I don't know, I didn't see it.
Do I JV deals in the Houstonarea?
Yep, jv at titanium dotinvestments?
For reference, my hedgehog isvirtual wholesale and vacant
land in Florida via cold calling.
Oh, that's why Cold calling isso rough man.
That's why we don't have anydeals.

(01:11:30):
Yeah, we got to get leads.
You got to be able to talk toit.
And then I would also expandout of the vacant land.
I mean, it's good you can dovacant land, but we got to get
deals.
So I love the hedgehog concept.
It's just a little too preciseon the lead generation side of
things.
How about VAs?
I've been thinking aboututilizing VAs in cold call.

(01:11:53):
No, there's just no need to doit.
When someone JVs together, isthere a way that the JV partner
doesn't see the end buyer?
I mean, are you that worried?

(01:12:16):
I mean, what are you worriedabout that they're going to know
who your buyer is?
I mean, what are you worriedabout that they're going to know
who your buyer is?
I mean, I, is there a way?
I'm sure there's a way that youcan possibly do the transaction
if you really needed to.
I don't see the reason why youwould need to do that.

(01:12:41):
With $2,000 a month budget formarketing, would you recommend
spending $500 a week and workingfresh leads weekly, or spending
the whole $2,000?
No daily.
So you're going to spend $500 aweek?
All right, buy your leads.
Five went away, five new ones.

(01:13:03):
The next.
Same answer I've given fivetimes in this um.
But no, you definitely don't godrop two thousand on all of
them on day one, because theseare people's lives.
They're motivated to sell theirhouse.
They're gonna go find thesolution.
They're not gonna wait on you.

(01:13:24):
Um 1000 a month for six monthson coupon club is my plan until
I get that first check.
That sounds good.
I put it again six comments upfrom this comment Brother,

(01:13:46):
whatever question you're askingis getting blocked by YouTube.
Let me see if I can see it onmy phone.
Clearly you're using a wordthat YouTube is blocking because
it's not coming through.

(01:14:06):
I mean, can anybody else seeTaj's comment besides the one
that he says?
I put it again six comments upfrom this comment.
No one can see it.

(01:14:27):
Using your calculator in ohio,what profit percentage are you
giving your buyers?
I'm in ohio.
We don't.
We don't pay attention to theprofit percentage.
It's based around the amount ofrepairs and the price point of
the property to the amount ofprofit.
So, for example, if I'm doing150 000 arv, I'm going to put
$40,000 worth of work.
My profit's probably going toneed to be about 40,000.
I'm doing a $500,000 flip.

(01:14:48):
I'm doing $75,000 worth of work, I'm probably going to need
about $75,000 worth of profit.
So in the web training ontitanium profits, if you're
using that profit calculator itgoes over that, but profit
percentage is not the numberthat we go off of.
No, brother, whatever wordsthat you are using in that

(01:15:16):
question, you need to change itbecause it is being blocked.
Sorry if you answered this, buthow do you know?
A speed of lead is from a coldcall, sms, and not a PPC?
It tells you on the far leftside, before you purchase it,

(01:15:36):
what the lead source was.
You're the man, rj.
I'm joining the Coupon Club andI'll keep you updated on my
wholesale journey.
What do you think is arealistic but tough goal to set
for myself, knowing I closedfour deals for $32,000.

(01:15:59):
I don't know how long it tookyou to close the four deals for
$32,000.
I mean aim for $250,000 thisyear, start there.
I mean, if you make a quartermillion dollars, is that good?
Most people feel like that's areally good living, and so if
you can do that, then you have aproof of concept and then you

(01:16:20):
can go up from there.
I still don't see Taj's question.
Taj, I can see everythingyou're typing except for a

(01:16:41):
question.
Just ask your question anotherway.
Thank you for taking the timeto answer my questions, rj.
Hopefully we'll be joining TUonce I got the money.
Appreciate that.
There we go, taj, you gotthrough Foreclosure.
Sell date June 17th.
Sell at O's $168,000.

(01:17:02):
Auction bid start price$105,000.
Arv $295,000.
Repair $36,000.
What should I do?
So it's already foreclosed andit's going to auction and
they're starting at $105,000.
I'm going to tell you right nowthat's going to get bid up
super high.
I mean that I don't know where,where's the auction at.

(01:17:23):
Is it like HubZoo or auctioncomor something like that?
Because I can promise you anyauction is not going to stay at
that 105.
And if you're bidding at anauction, it's going to get

(01:17:47):
auctioncom.
Yeah, bro, honestly, that's awhole animal to tackle.
It's going to get bid up.
You're going to have to putmoney on file, like before, and
then it's going to instantly goto the title company earn its
money, deposit nonrefundable.

(01:18:08):
There's a lot that goes alongwith that.
I would move on.
I've done a handful of dealsfrom HubZoo and Auctioncom, but
it's hard, man.
It's a whole game that you gotto play.
They don't really shine very,very nicely on wholesaling.
You're probably going to haveto do a double close on it and

(01:18:29):
even there there can berestrictions.
I'd probably move on tosomething else.
It took you five months forthose four deals.
That's okay, $250,000.
That's your goal.
What are my thoughts on doingdeals in Delaware?
I was in Delaware.
It can be good.
It's just small.
I mean it's just so.

(01:18:51):
Just so small is hard.
I mean there's just not a lotof houses, there's not a lot of
people.
I'll do a on it.
I mean we've done deals there.
Dispositions can be pretty good.
I've noticed that the furthersouth you go, the harder it is.
But it's just a tiny littleplace.

(01:19:20):
We quit cold calling it in theend of 2024.
It's just, it's unnecessary.
There's no reason to do it.
I mean, speed of lead is coldcalling.
Like all the cold callcompanies out there, basically,
are selling their leads to speedof lead now.
So why not just take thoseleads?
If you want to cold call, justdo speed of lead Now.
You don't have to manage thelist, you don't have to manage

(01:19:40):
the VAs, you don't have to havea dialer, you don't have to do
anything.
You just wait until the leadcomes in and then you can do the
AI transcribe and be like oh,this is a good one, bye, it's
just unnecessary, oswald.
The motivation should beemergency reasons tired, vacant,

(01:20:01):
landlord, non-occupied house,financial distress, and then the
physical condition of theproperty needs to be distressed.
And then the location.
But not just financial hardship, because financial hardship
does not necessarily mean thatthey need to sell for a discount
.
What do I wish I did earlier tomake more money faster in this

(01:20:30):
business?
I wish I just would have stayedin the wholesaling and not
chase what everybody told me Ishould do.
I mean, it's like today.
I saw you know there was thisgroup of individuals that were
talking about.
Everybody needs to be doingovations.
Bring us the ovations.
We'll JV.
You don't need to learn thecloser form.

(01:20:50):
They've been in the vault.
They've straight up attacked me.
You don't need the hedgehogconcept.
You don't have to educate theseller.
You could just do a novation,do this or do that, bragging
about how many deals they'vedone.
I've asked them about how manynovations have you actually
gotten to the closing table?
They said an astronomicalnumber.
It was like 92% of them made itto the closing table or

(01:21:11):
something like that.
And then today it comes out 180.
Of those novations, only twohave made it to the closing
table.
The person running thisadmitted this today.
Only two have made it to theclosing table.
There's so many shiny objects inthis industry that for me, it's
like I just got to ask thequestion about why not do cold

(01:21:33):
calling, why not just do PPLwholesaling cash and not worry
about anything else.
If I could go back and redo myentire career, I would start
right now, today, and only doPPL, only do cash, wholesale
deals, and not worry aboutanything else and literally just

(01:21:54):
ignore all the noise.
I don't need to know aboutanything else and I will make
more money than what I know whatto do.
Is cold calling dead?
No, it's not dead, it's justyou don't need to do it.
Other people are out theredoing it.
You can just get the leads,which is what you want anyways.

(01:22:15):
Hey, rj just joined $1,500 amonth budget.
I don't know if I should buy acoupon or exclusive coupon.
I feel like seeing all thepeople that could have bought
the lead makes it less valuableessentially.
Well, yeah, that's why you'repaying less money.
It literally is less valuable,but your budget forced you into

(01:22:35):
that.
That's like saying I'm on atight budget for food, but I
don't want to buy the cheap foodin the grocery store because
it's not going to taste as good.
Well, that's true, it doesn'ttaste as good, but you haven't
earned the right to have thegood tasting food yet.
So you're on a budget.

(01:22:55):
You're going to get the lessvaluable leads.
You got to work, you got toearn that right.
Right now, $1,500 is just notenough.
You need more volume in yourlead, so you have to buy the
coupon club leads.
It's a Facebook lead.
I figured I could log it up atone minute.
I don't understand that.
I thought you said it's alreadyforeclosed and it's going to

(01:23:19):
auction.
Are you saying it's apre-foreclosure and the auction
date is set?
Because if that's the case,that's way different.
But if it's on auctioncom andit's already foreclosed and
there's an auction date set,that's a whole different
ballgame.
So there's two auction date set.
That's a whole differentballgame.

(01:23:39):
There's two different thingshere.
I'm unaware as to what'shappening there with that lead.
If it's auctioncom and it'salready foreclosed, then you got
to go through auctioncom.
If it's a pre-foreclosure andyou got a chance, listen, you
better be damn sure that you canget that deal closed, because

(01:24:00):
you're messing with someone'sentire life right there with a
foreclosure.
Is Mississippi the worst stateto wholesale in?
No, it'd probably be WestVirginia, north Dakota, vermont
Vermont's pretty rough WestVirginia, just because the whole

(01:24:25):
place sucks.
Would you ever do your own PPC?
Do everything in-house?
No, and here's a funny thing Ihave absolute monster marketers
on my team.
Nick Robbins and Semma Robbinsare savages and we would not do

(01:24:48):
it.
We would not do it ourselves.
There's not a need to.
There's no reason to do ityourself.
I have yet to see anyone cometo me with an argument as to why
and even Nick and Semo agreeand only do nationwide PBL.

(01:25:11):
Are you buying expensive leads?
Do we buy expensive leads?
Yeah, we'll buy expensive leads.
I mean I'm not going to be like, no, I don't buy the expensive
leads.
I mean, yeah, I'll buy them.
Are you getting an affiliatelist for Speed to Lead?
Do I get paid for an affiliatefor Speed to Lead?
Yeah, everybody could get that.
Yeah, you just literally tellthem if they use your link, then

(01:25:35):
you get paid.
Literally every single Speed toLead account has that.
In fact, I did a video aboutSpeed to Lead, breaking down the
entire process, and the secondthing I said was when you set up
your Speed to Lead account, setup your affiliate account.
That's not like a hidden thing.
I get affiliates fromPropStream, privy, batch, speed,

(01:25:56):
elite, leadzolo, property Leads, funding, Grow REI, sift,
investorlift, investorbase,resembly, easyrei, closings Shit
.
We get money in affiliatemarketing.
However, it's also really shittybecause there's times where you

(01:26:18):
can tell someone like you likehey, you should use Speedo Lead
and you don't use my link and Idon't get paid.
It's not like us.
I always tell people it's likegetting a bonus.
I tell everybody inside of TU,like hey, turn your lights on,
tell people what you do.
You should get paid for that.
Why not?
Nothing wrong with thatMajority of.

(01:26:40):
Why not nothing wrong with thatmajority of time?
When people use your stuff,they get a discount.
There's a benefit for it.
Why not?
Should I not get paid forsitting here and talking about I
also get paid just becauseyou're watching my youtube
channel houses built in the 60sthat still have galvanized steel
and plan on flipping it.
Would you think of replacing allthe plumbing and how much do
you think that costs for athousand square foot, for

(01:27:01):
example?
I will say that that we havehad to do that on several flips
that had galvanized plumbing.
If you go, if you like, try towholesale that to like a hedge
fund or something like that,they could definitely kill the
deal because of it.
If I were flipping it, I wouldprobably allocate for it because

(01:27:25):
it could come up on aninspection, especially depending
upon your location.
Right, 1,000 square foot house,that's going to be pretty
expensive.
I don't know if I would,because it depends.
Are you going all the way outto the sewer in the street?
Is it going to accept it?
But that's probably going torun.
I mean, listen, I'm not aplumbing professional, but the
few times I've had to do it, onetime it cost me $30,000.

(01:27:48):
It was probably for a2,500-square-foot house.
So I don't know, just based offthat, somewhere in the $12,000
to $15,000 range.
Rj, would you ever show usbuying the lead, sending the
contract and then doing thedispo?
Well, I just did a video whereI literally bought the lead and
then closed it.

(01:28:08):
I just also did a video where Icalled the seller, hung up with
the seller, called, talked to aJv partner about the dispo.
Um, I've also posted severalvideos of me dispoing a deal.
So I mean, yeah, I've got thatout there already while I do it

(01:28:28):
again.
Sure, I'm sure I will, but I'vegot.
I've got similar, similarvariations of that already
existing on my, my channel.
Pbl would be the best for you.
Lead solo is your favorite leadgenerator.
Lead solo is one of the three.
Yeah, I mean I wouldn't sayit's my favorite.
Are inbound leads better thancold call leads?

(01:28:52):
No, I don't look at that.
Motivation, condition, location.
What I'm looking at, if a dealdoesn't work for a flip but
there's some rental activity inthe area, it might yield nine to

(01:29:13):
11 caps.
Should I bother getting itunder contract and try to sign
it to buy and hold?
Your job as a wholesaler is toget a property under contract
for a discount, not tomanufacture a deal.
So it's about providing equityand then, if possible, cash flow
.
So equity first and this is somarket dependent.

(01:29:37):
I mean, if you were to go tosomeone and say I got a nine cap
in Jackson Mississippi, youwould get laughed out of the
state.
Tell someone you got an 11 capin West Virginia.
They're going to be like I got11 caps for you too.
What are you talking about?
Like I don't know, you go tosomeone and say you got a 10 cap
in Highland Village, texas.

(01:30:00):
That's all different, right?
So it's about the equity.
First, though, what is thedefinition of wholesale?
It's for discount, so that'sour job.
What are my top marketing?
Speed of lead, leads all overall property leads it's all we

(01:30:25):
use.
Um.
Are you against sharing withthe community how much titanium
investments makes per month,just like eric klein shared?
I don't know what eric kleinshared.
I don't.
I don't follow him, so I don'tknow what he shared.
I, I don't.
I don't follow him, so I don'tknow what he shared.
I've done that.
I do this every Tuesday, aj, weI go through this all the time,
so I don't know what Eric did.
Did he do like a breakdown of?

(01:30:47):
Like, showing what he spent andhow much he made?
That's awesome.
I have no problem doing that,but I get asked this question
like every Tuesday.
It cracks me up.
It's always someone new that Idon't know who it is, and I'm
like all right, I shared it lastweek.
I'm like um.
I don't necessarily really likeit, um, just because it has

(01:31:08):
been leveraged against me.
Um, I talked about this alittle bit last week, so I'll
share it again because youprobably weren't here, um, but
like I'm an administrator in mygrandmother's estate.
I have some family members Imentioned one time.
Someone asked me on this Tuesdaylive how much I make.
I said it.
They leveraged it against me ina lawsuit.

(01:31:29):
I got hit up by 15 differentpeople asking for money.
What I'll say this is I have nofinancial need that I can't
accommodate.
I am a very blessed individual.
My team is happy.
My team members, the ones thatare commission based

(01:31:50):
specifically, they probably makemore money than anyone their
age should be making, thananyone their age should be
making.
So I mean we're doing just fineand I think we proved that with
the content that we put out,showing the deals, the people
that we've done deals with inthis industry, the TU members

(01:32:10):
that backed that up.
I think there's enough proof ofconcept out there that I don't
need to come in and flash aspecific number.
I think that's just for a show,honestly Pre-foreclosure.
But the auction date is June17th.
I'm not sure.
Her lender said if she comeswith a purchase agreement they

(01:32:31):
will delay it.
So, todd, yeah, I mean, listen,you got to make sure you got a
good deal on your hands and yougot to make sure you're going to
be able to dispose.
That's a great got to make sureyou're going to be able to
dispose.
That's a great lead.
Sounds like you're going to beable.
You can be able to do it, but Iwould make sure that you can
actually dispose.
So if I'm trying to close twodeals per month for a speedily

(01:32:54):
coupon club, how many leadsshould I expect to be buying
each week?
It's 25 coupon club leads to acontract.
That's the KPI.
Can I bring up people to talkto you?
I cannot this today.
No, I see how you track yourKPIs for PPL.

(01:33:16):
We use resimply for our CRM andthat's where we track your KPIs
for PPL.
We use ReSimply for our CRM andthat's where we track our KPIs.
Would you recommend PPL leadsall over USA, even states that
have laws against wholesale?
Yeah, there's always a way todo the deal, even though there's
regulations.
Got a deal in Kinston, northCarolina.

(01:33:37):
How would you go about this onedeal in a lower-end market like
this Kinston?
See where that is.
Yeah, I would reach out tothere's two tu members.

(01:34:00):
Keith, you could go into thevault.
Okay, that's our free facebookgroup.
If you haven't joined it.
Um, it's in the description ofthe show that you're watching
right now you can join the vaultum josh wagner and anthony
maldonado.
I'd reach out to both of those.
Anthony Maldonado just dispo todeal in Dunn, north Carolina.

(01:34:23):
Josh Wagner has buyers acrossstate.
Those TU members can probablyhelp you out.
Also, what are your thoughts onColorado?
That's my home state when itcomes to wholesaling, great for
dispo, pretty hard onacquisitions, rural locations
not as harder but can be higherassignment fees.
All this game for free.

(01:34:45):
You can make thousands moreinstead of sitting here for
hours on YouTube helpingeverybody.
So thank you.
What do I mean by cap?
It was a joke, cap rate.
What kinds of motivation do youlook for with PPL?
Emergency reasons, vacant,non-occupied houses, tired

(01:35:11):
landlord, financial distressSometimes if it's like a
physically distressed propertyand it's retirement elsewhere or
moving from the United States,I'll do those as well.
Elsewhere or moving from theUnited States, I'll do those as
well.
Thanks, rj, for answering myquestions.
I always drop a value Tune inas often as possible.
I'd love to join Titanium oneday.
Just not there yet.
So grind and stay consistent.
Let's get those deals done Allright.
Focus on the motivation, thecondition and the location.

(01:35:36):
How do I feel about RichardTaylor and his on-market
approach.
You know what I've seen ofRichard.
I don't watch a lot of hiscontent.
I did a Closer Reacts.
I thought he was brilliant onthe clothes.
He seems like a really nice guy.
I've heard some positive thingsabout his community.
Outside of that, I can't reallyspeak on it because I don't

(01:36:00):
really consume other people'scontent.
Thanks for answering all thequestions, rj.
So how does TU work?
What will we get?
So Titanium University realsimple, it's a one-time payment
and then you're in for life.
We run implementation callsevery single day, monday through
Friday.
Normally it's two are done byme, two are done by my partner,
cassie, and one is done by myother partner, nick Um.

(01:36:23):
On those calls we'll do liveseller call reviews.
We'll do comp reviews.
We'll do dispositionisttraining on like sell Cassie
your deal.
We'll do live comp reviewstogether.
Sometimes it sometimes just Qand a to go over things.
The other day we did comp relayraces with people going over
things.
Sometimes it's just literallylike this like let's break down

(01:36:46):
what is your need, what can Ihelp with your business?
People bring on theiracquisitions managers,
disposition managers, to gettraining on there.
Then, of course, you get acourse.
You get access to the communitydoing deals, like next week
we're bringing on a new class.
It'll be our 17th class so far.
We're going to be doing achallenge in June based around

(01:37:11):
deals and community engagementtogether and then there's
winners inside of that.
They get prizes and differentstuff like that.
Just daily training, dailyaccess to me and Cassie and
access to the community.
All right, I entered landflipping last month but like

(01:37:35):
hearing your lives of propertysellers Very valuable to me.
So thanking you for taking timeto share a game with the
community.
You're welcome.
It's a deal in an active market.
I have Lyft, base, propstream,propwire, acrodispo.
Do it, baby.
Why join TU and why surroundyourself with a community so
important?
Well, I think for one.

(01:37:59):
A lot of people feel lonely asan entrepreneur, right when
things go bad.
I mean, like you guys get valuehere on these lives, but I get
to know, like the, the insidesof their business and then from

(01:38:32):
there I'm able to uh, try tohelp as much as I possibly can.
I'm passionate about doing that, probably more than I am
anything else in my career,always trying to come up with
different ways to do that.
Sometimes TU is not the rightfit for people If you're not

(01:38:53):
going to utilize that, you'renot going to show up for the
calls and be engaged in thecommunity, then it's probably
not the right fit for you.
But if that's something thatyou're looking for and you need
that, or you desire to have thatcommunity outreach and to have
people surrounding you and youdon't feel like you're doing
this game by yourself, then it'sabsolutely the best place to be

(01:39:16):
.
How often do you go live and doQ&As like this one?
Every Tuesday at 2.22.
When targeting coupon clubleads, is there a certain day
max that we should go past?
For example, a lead came in onMay 29th and please let me know
the motivations that are best.
I've answered the motivationsmultiple times.

(01:39:37):
I'll do it one more timeEmergency reasons, vacant,
non-occupied house, tightlandlord, financial reasons.
And then, if the property isphysically distressed, I'll do
like moving from the UnitedStates or retirement elsewhere,
something like that.
If the property, if the lead issold, then you get your money

(01:39:59):
back, you get a refund.
So no, there's not a cutoffdate.
Am I going to hyenas tonight?
I do not plan on going tohyenas, privy or PropStreamxas
houston, to be exact.
I like privy cassie likes propstream.

(01:40:24):
Uh, if you need.
If you're only gonna have one,I'd pick prop stream my fast.
Past few deals have actuallybeen land, but it was kind of by
default um, not by choicereally enjoyed land, was
wondering if you do land andwhere you would find consistent
leads for land.
Yeah, speed to Lead has land.
You can request that fromLeadsolo and Property Leads and

(01:40:48):
see if they can work outsomething to only give you land.
But Speed to Lead has landleads.
It pops up as a choice and yes,we do land.
How much do you do I need tospend on marketing to make
$50,000 a month?
What's that like?
Three in the third deals amonth, it's not that much.

(01:41:11):
You're averaging $15,000?
.
Depends on what you're doingfor lead generation.
You can do a coupon club.
You don't need that many leads.
You can do it for a couplethousand, to be honest with you.
But people would say that'scrazy.
Rj, how could you say you canmake that much money?

(01:41:32):
You got to close deals.
It's not about how much you'respending, it's about how your
close rate.
That's why I say we're in thegolden age of wholesaling.
You don't have to spend thatmuch money to make that.
Some people would say I'm lying.
They'd say prove it, do proveit all the time.
I'll do it.

(01:41:53):
On Thursday, I'm going to becalling $30 leads.
See how many deals me and Jerryget.
Any tips for what specificleads to start buying in my LA
market?
The same leads I've been sayingthis entire time, zach, you
keep asking me the samequestions.
You think I'm going to give youa different answer, brother?
I've repeated myself the entirelife.

(01:42:14):
It ain't going to change.
Why do you want to buy leads inLA?
Just because you want to getyour teeth kicked in?
Go buy you a lead in Akron,ohio so you can close a deal.
How's it going, rj?
I'm looking for a good contractto use.
I've been using the single pageone from Ask Flipman Just seems

(01:42:34):
too basic.
Do you sell one or provide oneat all?
I do.
Man, just seems too basic.
You sell, want to provide oneat all?
I do.
I will put it in the check.
Kingclosetformulacom slashtitanium products comes with our

(01:42:55):
comping and underwritingtraining and a profit calculator
as well.
Dude, never say how much youmake.
Fuck the public, lmao.
You give us enough information,support and do enough for the
2025 wholesale community facts,matthew.
Well, I, I think it's crazy.

(01:43:15):
I mean I to a certain degree itmakes sense, uh, where you want
to like prove the concept.
But that's also for people likeif you just sit around and all
you do is podcast and you neverreally prove that you're doing
the business, well then you needto kind of prove it every now
and then.
But if I'm constantly doing itand, like I said, I said it on
one live and I got justbamboozled by people wanting

(01:43:36):
money, it was like all right,this is not worth it.
Like someone I've never engagedwith before comes on on my
youtube channel named aj andsays how much money do you make?
Do you want to prove yourselflike eric klein?
It's like no, I don't want tocompare myself or do anything
like eric klein.
Like I disagree with how theman runs his business and

(01:43:57):
carries himself.
I don't want to be like that.
I wanted you to talk about thecommunity because it's been very
impactful to me.
Well, matt, I enjoy having youin the community.
Brother, I really want to getthat deal across the finish line
.
I'm trying to figure out howwe're going to get that done.

(01:44:21):
Bless you, rj.
Don't feel like you'reobligated to anything for these
people to watch your shit.
I appreciate that it's callingnew leads on a Sunday a bad idea
.
No, I would just be respectful.
Maybe 12 to 4 on Sundays.
What do you mean?
If by the lead is sold, you geta refund.
If you buy a lead and you callthem and they've already sold

(01:44:45):
the house to somebody else, youget your money back.
They don't want to sell orthey've already sold to someone
else, you get a refund.
Rj, I really appreciate youtaking the time to help us all
out and answer our questions.
I'll be attending these livesevery Tuesday.
Appreciate it.
Central time zone 2.22.
Am I happy?

(01:45:06):
I live the best life I do.
I absolutely love what I do.
I absolutely love what I do.
I just we had to work so hardto get to this point, so
sometimes it cracks me up when Ihear just different things.

(01:45:31):
But no man, I love my life.
I love my life.
I love it.
Is there a way to do a video oncombing where we can comb with
you to see if we get the sameARV?
Yeah, we can do that.
I think we've done one likethat a while ago, but yeah, we

(01:45:52):
can bring that back.
Is virtual flip leads any good?
Never heard of it.
I don't know what that is so Ican't speak on it.
It, but I don't use it.
I am saying me and jerry willclose 30 leads on thursday.
Yes, I am saying that, I justdid it.

(01:46:12):
I just did it two weeks agowith property leads 30 leads.
I talked to six sellers.
I got four contracts in twohours.
That's what I tell you guys.
I'm lying, we do it.
We literally do it.
We do it live.
I'm going to do it live onThursday with Jerry.

(01:46:34):
And you know what's funny?
Property leads is literallygoing to be giving us the worst
leads, the worst.
They laugh about it every timebecause people always assume
that we're getting the best.
We will be getting the worstleads that no one wanted to
purchase and I guarantee you,both of us get a deal Guaranteed

(01:46:54):
.
That will be Thursday at 2.22.
Do I have any goodrecommendations for a title
company in Massachusetts?
If you go to this website, youcan download this amazing PDF
for free titaniumucom slashtoolkit Download that.

(01:47:16):
It's over 100 pages includingall the title companies that we
recommend in each and everystate, including Massachusetts.
Have you ever had a time whereyou didn't close a deal for a
good portion of time?
Yes, and if so, how did youfeel during that time?
Like shit.
What was the turning point foryou when I realized it was up to
me to turn it around, pick upthe phone, call more sellers and
stop being a little bitch.

(01:47:37):
That's what I told myself.
And we're still surviving baby.
15 years of entrepreneurshipand going on our 11th year of
being in wholesaling.
I love it, man.
Listen, at the end of the day,it's up to us to not get
consumed in the negative of I'mnot closing deals.
All the leads are bad.
You just got to put the work inshow up day in and closing
deals.

(01:47:57):
All the leads are bad.
You just got to put the work inshow up day in, day out, all
right.
Last question I've been thinkingabout getting my CDL or getting
into a trade to find mywholesaling career.
Another business I'd like tostart.
Do you think this is a goodpath?
Do you have any suggestions orideas on what to get into to
have enough funds for life aswell as wholesaling and other
business start.
Why not start your wholesalingbusiness?

(01:48:20):
You're going to go do somethingelse.
Why not start your wholesalingbusiness?
You're going to go be a truckdriver and all that.
You're not going to have anytime.
You know how many houses Ibought for truck drivers because
they don't have any time.
So if you want to do that, dothat.
If you want to be a wholesaler,get started.

(01:48:41):
My dumb trying to buy leads forme to flip at deeper discounts
than what local flippers arewilling to pay.
Flippers around me are happymaking 20, 30k and flip, but I
need to make it be at 40.
No, but I mean your deal flowis going to be lower.
But if you can get a deal from40 and then they're willing to
make 30, why not get your dealsand sell it to them and make 10

(01:49:05):
and just not do any work?
Last one, last question andthen I'm out.
Rj, I've closed two wholesaledeals and went with a part-time
job to go all in.
I hate cold calling but I'msolid, motivated sellers.
Should I hire a VA now or keepgrinding calls myself?
You need to do PPL If you gotmoney.
Stop cold calling, it sucks.
The cost per lead, the cost percontract, is no different than

(01:49:27):
PPL.
Do PPL Literally speed a lead.
It's paying the cold caller,the data, everything else to
cold call and hand you the lead,cold caller, the data,
everything else, cold call andhand you the lead.
That's all you need.
So go get that.
All right, guys Appreciate you.
If you got value out of today,make sure you like the video.

(01:49:47):
We'll see you guys on Thursday.

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