%20(1).png)
The Titanium Vault hosted by RJ Bates III
RJ Bates III, affectionately referred to as the Viking Wizard by his students, started his real estate investing career in 2014 after attending a real estate education program that put him $65,000 in debt. RJ contracted his first deal he found on the MLS and wholesaled it for a $7,500 assignment fee. That was the end of his former life and the beginning of his venture into becoming a real estate investor. Since that moment, RJ has become an influential figurehead in the real estate investing industry. He has successfully purchased and sold over 2,000 properties all across the USA including wholesale deals, rehabs, rentals, owner finances and short term rentals. One of his passions is being the host of The Titanium Vault Podcast where he interviews the top real estate investors. He has won back to back Closers Olympics earning him the reputation as the King Closer! Finally, RJ and Cassi DeHaas, his partner, have started their education platform called Titanium University.
The Titanium Vault hosted by RJ Bates III
Is Maximilian Dier A Closer? | The King Closer Reacts
Want to work directly with me to close more deals? Go Here: https://www.titaniumu.com
Want the Closer’s Formula sales process I’ve used to close 2,000+ deals (FREE) Go Here: https://www.kingclosersformula.com/close
If you’re new to my channel my name is RJ Bates III. Myself and my partner Cassi DeHaas are the founders of Titanium Investments.
We are nationwide virtual wholesalers and on this channel we share EVERYTHING that we do inside our business. So if you’re looking to close more deals - at higher assignments - anywhere in the country… You’re in the right place.
Who is Titanium Investments and What Have We Accomplished?
Over 10 years in the real estate investing business
Closed deals in all 50 states
Owned rentals in 12 states
Flipped houses in 11 states
Closed on over 2,000 properties
125 contracts in 50 days (all live on YouTube)
Back to back Closers Olympics Champion
Trained thousands of wholesalers to close more deals
_________________________________
With over 2,000 Videos, this is the #1 channel on YouTube for all things Virtual Wholesaling. SUBSCRIBE NOW! https://www.youtube.com/@RJBatesIII
_________________________________
RESOURCES FOR YOU:
If you want my team and I to walk you through how to build or scale your virtual wholesaling business from A to Z, click here to learn more about Titanium University: https://www.titaniumu.com
(FREE) If you want to learn how to close deals just like me, The King Closer, then download the free King Closer Formula PDF: https://www.kingclosersformula.com/close
(FREE) Join our exclusive FB group community for real estate investors and wholesalers: https://www.facebook.com/groups/titaniumvault/
(FREE) Click here to grab our Titanium fleet free PDF & training: Our battle tested strategies and tools that we actually use… and are proven to work: https://www.kingclosersformula.com/fleet
Grab the King Closer Blueprint: My Step by Step Sales Process for closing over 2,000 deals (Only $37): https://www.kingclosersformula.com/kcblueprint
Grab Titanium Profits: Our exact system we use to comp and underwrite deals in only 4 minutes. (Only $99) https://www.kingclosersformula.com/titaniumprofits
Want to know what the best markets to wholesale in are? Grab my breakdown of all 50 states here: https://www.titaniumu.com/markets
Welcome back to the King Closer Reacts. I am the King Closer, rj Bates III, and today we're going to find out if Maximilian Dierre is a closer or not. Now what I have to say about this kid is I like his approach. He joined our free Facebook group, the Vault, recently and he has done nothing but provide value to the group. He goes in a couple of times a week very long, detail-oriented posts about what he's doing that succeeds inside of his wholesale operation. He's based out of Dallas-Fort Worth. He claims he's doing six figures a month. He's running a seven-figure wholesale operation, which is very impressive, and he's running his own YouTube channel, among other things. I'm sure he has like a Discord and other things that he's got going on, but I have to say his content has been impressive.
Speaker 1:He most recently did a reaction video to the king closer formula and I I had to say it. Not that there's been a lot of uh reaction videos to the king closer formula, uh, jerry norton did one, but max billions was was on point and he did a great job of breaking it down. He broke it down in about 25 minutes or so. He had nothing but kind things to say about the formula and I was very impressed because, quite frankly, it wasn't just regurgitating the content. He had his own feedback on it and takeaways from it. And I commented on his post and I said, hey, I'd love to do a King Closer reacts to you closing. And he submitted this. He emailed it to me this live. That he did using Speed to Lead, which you guys know I love Speed to Lead and he said this is his first time using the King Closer's formula himself with a live seller call. So I'm very excited to see this, because normally when I do King Closer Reacts, it's somebody else's script, somebody else's process. This is someone that downloaded our free PDF, the King Closer Formula, and implemented it, and this is the first time he's used it. So I will say in his email that he sent me my thoughts. Good call, but I could have done much better. Not my best work, but it was day one implementing the Closer's Formula, excited to hear the feedback and improve.
Speaker 1:So, maximilian, I love your attitude. Man, you're an asset to the wholesaling community. I'm excited to see your YouTube channel grow. You're doing a great job with the editing and, just quite frankly, your content is good and we need more good content in the wholesaling space. So I'm excited to break this down. Let's get into it. This is a speed to lead, lead that he just purchased where we're picking up. Okay, he had been live for about an hour or so and it's in Dallas, fort Worth, texas is actually in Plano, texas, which is a very hot market, difficult market to close in. So let's get to it. Let's see what we got here. Well, maximilian.
Speaker 2:Hey, is this Michael? Yep, hey, michael. I was calling about your property on Fresno, michael, are you there? Yeah, I'm here, oh cool. Yeah, so are you the owner of the house on Fresno? Oh cool, well, you submitted a form online saying that you were open to selling your house.
Speaker 3:Yes, I am Okay.
Speaker 2:Tell me what the right price is.
Speaker 3:I was looking for $400.
Speaker 1:You're looking for All right. So first things first. You guys know that I always say the first thing that you need to do when you're comping and underwriting go on Google Street View, look around the neighborhood and make sure there's nothing that stands out as to why this would not be a good property for us to go after Love, seeing that he was doing that there right off the bat, as soon as the seller answered the phone. Next thing is, I would say I can see how this is a new flow for him. I've never seen him talk to sellers before, so I don't know how he normally sounds. I'm just going to base off of what I'm seeing. He is trying to embrace being the buyer here, what I'm seeing he is trying to embrace being the buyer here. Hey, I'm calling you about the property on Fresno.
Speaker 1:I love the fact that when the seller said, for the right price straight out of my playbook, what's the right price? He got a price out of them early on. We're at 400,000, starting off Love getting that number out of them, and then I can see I just heard it right there, right before I click pause. Um, that he's you know, reiterating that. So four hundred thousand, that's the right price. Love, love the start and love seeing the action. I love that he's sharing his screen here. Uh, more people have asked me why don't I share my screen more uh, often. Part of it is is because YouTube has taken several videos down from live seller calls and so I've just kind of made an executive decision like, hey, the content's too valuable to be sharing the screen. But I love the fact that he is showing his actions as not as well as the seller call as well as well as the seller call as well 400?
Speaker 2:Okay, yeah, and I'm just trying to pull it up right now. I see that it's 1867 square feet. Is that correct About? Yeah, okay, then is it a three or two bedroom? Three bedroom, two bathrooms Nice, okay, cool. I have a property out in Plano too. Is this a rental or is this a primary? We're living here right now. Oh, okay, you are Gotcha, so you're just moving out of the area.
Speaker 3:Yeah, no, we're actually the two bedrooms that head inside the house is where our kids lived, but they have moved out, so we're empty nesters and we want to move farther out.
Speaker 1:All right. So first feedback I'm going to give you, Maximilian, is this is why we say hey, just tell me a little bit about what you got going on. I know this is new to you, um, but with the assumptive questions that you were asking there, you know one, the, the bullet, what I call, you know, like the textbook ant questions like hey, is the square foot 1867? Is it a 32? But we can get into that later on, uh, but more importantly, you need to understand what he's giving you right now. You just said you know how much you looking to get for 400,000? Okay, 400,000. Awesome. Well, tell me a little bit about what you got going on. Hey, the kids just moved out. We're empty nesters, we're looking to move out of town.
Speaker 1:Okay, now we're understanding the motivation as to why they're looking to sell. Quite frankly, you don't really need to know the square foot and the bed and bath count right now. You can just kind of look in the area and see hey, is $400,000 like a discounted price for the neighborhood or is that retail price? And then see if there's motivation. Because, again, if you're referencing and you're using the four seller buckets, we have price. Now we need to understand if there's motivation. If there's motivation, then we decipher is it the right price or the wrong price, and that's how we decide how to navigate the rest of the conversation. That's how you appropriately use the four seller bucket. So not terrible, but not really using the closure formula right now. It's kind of just probably your old script of some sort where it's like hey, I just want to make sure I've got the facts right. Is this a square foot? Ben Bath count? You know things that most other people are doing, not really what we do with the closers formula.
Speaker 2:I do too. I'm looking at Arkansas. Where are y'all looking at?
Speaker 3:Well, our kids live here, so that's a question that really needs answering, you know.
Speaker 2:Yeah, my dad just moved out to the Cedar Creek Lake you know my bank to get some land out there. I like Arkansas. I was looking out in the hot springs so I feel you trying to buy some land. Are you getting farm animals Are?
Speaker 3:you? You trying to try to buy some land. Are you getting farm animals? You're going to grow?
Speaker 2:something, oh nice. Is that a good thing or a bad thing?
Speaker 3:well, the thing you know, if your kids like they hear, and you move, you know 13 hours away, you're probably not going to see them very often.
Speaker 2:Yeah, that's the difficulty, for sure.
Speaker 1:So what he's showing us there is a quick mathematical equation of 460 ARV times 78% of ARV minus 40,000 repairs equals an MAO of $318,000, right? So that's how he's very quickly coming up with a number. I appreciate him showing that. Not necessarily what we do here at Titanium. However, I believe he does a lot of wholesaling, specifically in the dfw metro. So he understands that, hey, if I can get it at 318 or below that, then or maybe he's saying I could probably wholesale it at 318, so I need to get it. Less than that. He knows where his buyers buy, which is what we teach, right, where in buyers buy. That's the most important thing. So he's doing a very quick analysis of this. I mean not really digging deep, he just knows right off the bat the price is way off and we're going to need to get them down probably 80, 90 grand from that $400,000 asking price.
Speaker 2:Yeah, I get where you're coming from On this house. I mean, is it in condition where you could have listed it on MLS, or is that the reason why you didn't use a realtor? It just needs some work, Well.
Speaker 3:I've been considering selling it since the beginning of the Wuhan flu.
Speaker 2:Yeah, yeah.
Speaker 3:I was actually going to sell it right about then and then that popped up and that stops any movement anywhere, right, absolutely. And I'd actually, at that time that was 2021, we had replaced all the carpets, all the rooms had been painted like a neutral white color. Um, the office where I'm sitting is painted like a gray green on the walls, white on the roof or the ceiling, and uh, but we put like what are those roman blinds? Every window? Like gray ones.
Speaker 3:They're like just gonna be sick graves thing, right, right yeah, yeah inside the living room it's like wood paneled and it's a vaulted ceiling, and the same at the master bedroom okay.
Speaker 1:So what's happening right here is this is understanding the importance of the questions that you ask and how it's going to dictate the rest of the conversation. What I would have loved to see him ask is how did you come up with the price of 400 000? When he asked you know, why are you not looking to list with a realtor? And all this now it's dictated him now going into this. You know monologue about the walls and the color of paint and what happened in 2021, and I mean you could almost see in in max's body language here. It's just kind of like this is all irrelevant information, information, right. And so what ends up happening over the course of time is, if we have conversations where we have five-minute dialogues of useless information and we extrapolate that over X amount of calls per day, per week, per month, per year, we're wasting time on that. It can significantly impact the amount of just sellers that we're even able the bandwidth in which we're able to talk to because we're wasting time.
Speaker 1:And so, right here, the importance of that decision of the question. Right, because, quite frankly, what he needs to understand here is their motivation. And why is this the price that you are asking? Is it because you're just assuming that the market value is $450 or $460 and you're discounting it because of rehab needs. Well then we educate them and we get them to come down. But right now we're just talking about wall colors and you can see in his body language and probably mine I mean we're dying a slow death over here.
Speaker 3:So that work was done in 2021. The roof was replaced in 2016. And in 2017 I heard a company, critter Control, come in and seal everything towards my attic and replace all the insulation, and they did.
Speaker 2:I'm about to need to do that at my house in Plano, so I got rats up in the HVAC and the ducting so I know what you're talking about.
Speaker 3:Credit control came in.
Speaker 1:I do like how he's building the credibility as an investor with the fact that he owns a property in Plano. I always do that as well, specifically when we're doing deals in other states. They see me calling from a Texas area code. It may have done a deal there or I've owned a property, or I do own a property. I love building that credibility. So I do like how he keeps pointing back to that where it's like hey, I own a property right there in the same city as well.
Speaker 2:Nice, okay. So it's structurally in pretty good shape. It's been somewhat cosmetically upgraded. Maybe the bathrooms in the kitchen are out of date, or or not?
Speaker 3:yeah, the, I would say the bathrooms in the kitchen. The kitchen still has the uh um that the countertops that are not like granite or marble, right?
Speaker 2:Yeah.
Speaker 3:And I put in a new oven. It's like a double oven, top and bottom. So it's got. There's like a. That's pretty cool. I replaced, like the faucets in the bathrooms, the commodes in the bathrooms yep I put a deep jacuzzi tub in the master bathroom.
Speaker 3:Some people like those, some people don't yep and I had an electrician install a uh 50 amp generator connection on the outside of the garage and put it into my breaker panel. So if there's a power outage and this house is gas, it's gas. The water heater is gas. Oh, and we replaced the water heater two years ago.
Speaker 2:Okay, understood. Okay, yeah, so I mean structurally, you know y'all have, and on the majors, y'all have done a lot. You know I'm here looking at comps. I mean the property across the street sold at a really good price but it was fully remodeled like HGTV looks like some person spent a fortune on it. And then the properties that aren't, you know, fully remodeled, they seem to be moving at the low 300s up to the mid 300s. So that's just what I'm seeing on on mls. Um, you know, does that, does that sort of what what you think?
Speaker 3:so too yeah, like the house. Um right, I guess north of me, which is next to me. Yeah, that sold for 4.5 okay and they really didn't do very much at all. The house across the street yeah, I saw him out there like painting the brick, all grade stuff, and the guy put up some uh like cedar kind of blind things, but they're just on the outside, they don't close or anything no, I, I know I have the pictures of the inside right now.
Speaker 2:It it looks. Yeah, I mean sure they shot it with paint, but it looks pretty good inside.
Speaker 3:And then that house down on Aliso Road which is on the corner right there that sold for $529. Sure, yeah, yeah.
Speaker 1:So if he's truly following the closer formula, which there have been bits and pieces of it, if he's identified that this is a motivated seller and the price is incorrect, what he's trying to do now I'm hoping this is the path that we're going down is educate the seller, and the way that we do that is get them to agree to what the after repair value would be.
Speaker 1:And so right now I think he's trying to get the seller to agree that, hey, if the property were to be fixed up, it could be worth X amount. Interesting enough, he brought up a property that sold for I believe he said $425,000. And I think Maximilian agrees that it's this one that sold for $460,000. Then he changed the filter to another date to see if we could find that $425,000. And then it actually popped up a $500,000 comp. So I think this right here is the blueprint property that he's using for the ARV, and if he were to get the seller to agree to an ARV number, then he would need to talk about the rehab needs to achieve that after repair value. I'm hoping that's the path that we're going down right now.
Speaker 3:I looked at the pictures in there and that looks pretty good. So right now I'm still working. My job is in Richardson, but I work from home most of the time. I could work from anywhere sure depending on the price I get for the power is, um, when I can move, and so forth.
Speaker 2:Yeah, that's what I'm looking for, so I, I get you, um, you know, uh, from an investment standpoint and like just a cash offer. It doesn't seem like I'm going to be able to get it where where it makes sense for me to come out of pocket that much in cash. It seems like if you're going to want your number, you may be better off listing it with an agent or doing something like that to get as much as you possibly can if you're in no rush to sell.
Speaker 1:Yeah. So we're about to get the seller's response. I do like the walk away right Embracing no there. By hey, I mean, I don't think I'm going to be your fit If that's a hard number. Uh, there's not some underlying motivation? Essentially, uh, do why that what? Essentially, he's like saying hey, I'm either going to end this conversation Now we're not going to try to close something that's not a closable lead or we're going to see if the seller has an underlying motivation that's going to essentially chase after me. No, dude, I need to sell this house fast.
Speaker 3:I'm a I'm in constant discussions with my wife back and forth about how quick we want to move. So obviously right now it's December, christmas is next week. My birthday was yesterday. I'm going out. I'm 62, so it's not really my birthday. The guy I work with. He's 65. And uh, just out of the blue two days ago, I guess he like dropped. He just had a quadruple bypass. Oh geez, yeah those kind of things are the things that say you know what?
Speaker 2:You want to get out If?
Speaker 3:it's a price for my house, then I can like start moving on.
Speaker 2:Sure, sure, all right, my house, then I could like, start moving on.
Speaker 1:Sure, sure, so. So you're all right. One thing I have to say for every person that is sub 35 years old okay, I have yet to see one of you young guys deal with death on a seller call. Well, I'm not saying, you know, max did anything wrong here, I'm not. I, you know he.
Speaker 1:It's always uncomfortable, especially when it gets brought up. I mean, how long have we been on the phone, the seller? We've been on the phone for like nine minutes. Um, it's uncomfortable at times, but just be quiet and sit in that moment and allow the seller to have those emotions. It's important. It's important. I mean the seller is essentially telling you he's dealing with his mortality, right, he's 62. His buddy that he works with he's 65. Just, uh, it sounds like he passed away.
Speaker 1:I, if I didn't misunderstand what he was saying there. Um, that's, that's tough, you know. So slow down in that moment and, realistically, just like, don't, realistically, just don't say anything. Don't say anything and then say man, I'm really sorry to hear that and take yourself out of the I'm trying to buy your house situation. And it can go a long way because our competition is not good during these moments, I can promise you. But if you are, you're going to be seen as a human, whereas as of right now, you're just a potential house buyer. Right, it's tough when we're dealing with that level of emotional motivation, but he just disclosed that the motivation, which was pretty low, just went up to extremely high, and it's on an emotional side. So the next couple minutes is going to be vitally important on what happens in this conversation.
Speaker 2:Yeah, you're looking to sell. If you know, if you got an offer as soon as possible, you know you'd have to do some convincing to the wife. It's just you know. I'll just be completely frank with you. You know if I'm going to be putting in, you know if I'm not to be remodeling kitchens and bathrooms, it gets pricey. And I haven't even seen the house. I'm happy to come out there and look at it, but I'm going to be probably closer to the low threes on a cash offer, which maybe that's just frankly. That just does not work for you.
Speaker 1:Okay, so he's giving them a range. I do like the fact that he said the low threes and he didn't say something like 320, right, or 310. He said low threes. I like that. I would have preferred that the way that he delivered that. Instead of saying I don't know if this will work for you, or something like the disclaimer after the offer, would have preferred that he just say, hey, I don't know if this is going to work for you or not, but as an investor, because I have to remodel the kitchens and the bathrooms, I'm going to be in the low threes and then stop and pause and live in the silence and let the seller digest the information that you just gave them. He's stopping here. I would have preferred the disclaimer to come before the offer, though here I would have preferred the disclaimer to come before the offer, though Somebody else came out and looked at it.
Speaker 3:He offered me $315.
Speaker 2:$315?.
Speaker 3:Yeah, and then another guy sent me an offer, a written offer for $350, but that was last April, still working on dealing with other stuff, and followed up on that, but who knows?
Speaker 2:yeah, and you never know if they're yeah, that's the thing you never know. If they're yeah, look at something and say, okay, well, we're gonna have to subtract this. I, I know the game way too well. There's a lot of shady people and until they actually put their non-refundable money or put their earnest money down and close, then it's never a deal. Yeah, I know yeah, and you want to look and make sure they have the proof of funds, make sure they actually are legit.
Speaker 2:I own some properties up there, but we also have a fund. We're based in Las Colinas, so we own a pretty good amount of homes out of DFW. So yeah, I mean, if it's something that you're open to. Again, that's just a range and it's possible for me to give you an accurate number without pictures of the inside and walking the house. But I'm going to be probably closer to where that first offer was. It's cash. I can close in about 10 to 14 days and I'll pay all the closing costs. There won't be any agent fees. So you know you get what you get, unless you have, you know, back taxes or something on your guys' side. Um, what's?
Speaker 3:your name.
Speaker 2:My name is Max, last name is deer.
Speaker 3:And is this your real number, 972-743-9666.
Speaker 2:Yeah, this is my work number, so if I don't answer I'll call you back. I may call you from my cell, but yeah, this is my work number. Our company's RFP Homes.
Speaker 3:So you can check us out RFP Homes what was?
Speaker 2:your last name.
Speaker 3:D-I-E-R. Okay, let me talk to the wife. I get so many calls. I'm sure you do. This is my work number two. Yeah, tell her to call my my personal phone number for sure.
Speaker 2:I mean, yeah, if you want to give me that, then I can.
Speaker 1:You know, I can message you on your personal yeah, 972 solid, solid youtube strategy there, with muting on the seller's cell phone number.
Speaker 3:I can't talk. Right now I'm at work and then they're like for a while. I just got deceived by so many people. I was like I just started hitting code messages, right.
Speaker 2:Yeah.
Speaker 2:But right now, her and I are getting much more ready to be out of here and on and so I, I, I feel you, If I didn't start this company we started this company a couple of years ago I would have been long gone in Arkansas with a farm of pigs. So I know where you're coming from. But, yeah, it's, you know, buying land is it's, it's life changing. That's all I want. But yeah, I mean if, if you want, I mean I'm happy.
Speaker 2:There's a lot of shady people in this business. He's got to be careful. So I'm happy to meet you in person. I live in a Richardson, so I'm really not far. And, uh, we can always meet up for lunch, we can talk, we can go walk the property. We do business the right way Right on. Okay, now can I just confirm that phone number you gave me, just to make sure I have it right. Yep, okay, great, all right, wonderful. Do you have any other questions for me? You know, before I I jump off and then maybe when I should be following up with you after the holidays, now, like you know, you need to go talk to the wife I'll probably call you early next week and then, but we wouldn't really be doing anything to get rid of it until probably, like January, february.
Speaker 2:I get you. Yeah, it would take us a little bit of time to close and everything, but if I was able to send you out an offer, is it something that you would sign and then we just close later? Or are you not ready to sign yet?
Speaker 3:then we just close later, or are you not?
Speaker 2:ready to sign uh yet.
Speaker 3:So let me put it this way sure, in order for me to move on, I would need the money I get from this property I, I get you. Yeah, because I don't want to purchase anything with a payment for the next year, with the interest rates like they are and my 30-year mortgage is at like 3%.
Speaker 2:Oh, it is Wow yeah.
Speaker 3:So the incentive for me to sell would be if somebody came and made me an awesome offer, you know, and I'd be like, okay, I'll be out tomorrow. I just have on my shit.
Speaker 2:Where would you go?
Speaker 3:If you had enough money, you would need to. If I could go over and take the fifth wheel and park it at like Farmer's.
Speaker 2:Mill, okay, gotcha, yeah, yeah, okay, that makes sense. You know, I got that starlink antenna.
Speaker 3:Oh, you do. You got starlink. I work remotely for that.
Speaker 1:When I go camping I use that in the trailer and I think it's like 300 megabits downloaded and you could go anywhere, dude that's the best best part to like colorado as long as you can face the north and so he's done a really good job of like keeping the conversation moving along, because it got to a point there where it felt like the conversation's dead. We're gonna we're end up in the, the follow-up zone where you know, hey, you know, do you want me to call you after the holidays or what do we want to do here? You're going to talk to the wife. I mean, it's like what is he gonna go talk to the wife about selling the house during christmas eve?
Speaker 1:You know it's like man, this gets, you know far-fetched, but he's done a really good job of keeping the conversation going. He's now also uncovering even more motivation from this seller, so I'd really like to see him hammer down either something specific here of like let me come out and walk the property on this day. Maybe let's set up a call between him and his wife, like something that is tangible that we can take away from this call. It's like all right, there was a small. Maybe it's not the close, but at least there's a small victory here instead of hey, we elongated the conversation for another 10 minutes, but we still just ended up back in the follow-up zone.
Speaker 3:My phone talks over the internet as well, so a lot of the stuff I do I just do from a phone or I dial it and fix people's telecom equipment or phone companies or cell phone towers.
Speaker 2:Oh, okay, Gotcha. Yeah, I mean, when you know, when you said that you have that mortgage for 3%, I mean that's such a great mortgage and I get how hard it is to walk away from those. You know you probably did you refinance in 2021? Yeah, I did refinance in 2021. Yeah, yeah, yeah, yeah. And then, yeah, I mean I'm showing up here that it was originally for $200,000. You have about $180,000 left on that loan. So if you sold for in the low threes, you'd be walking away with a little bit over $120,000. I mean, does that work for your situation?
Speaker 3:Let me talk to my wife for a little bit. Sure, let me talk to my wife for a little bit.
Speaker 2:Sure.
Speaker 3:I'm just trying to understand, because I want to make sure you have enough money to go and buy that land and that house that you want. Yeah, so that's another thing we're looking for is actually the land. Yeah, my wife works at a rescue farm in Nashville.
Speaker 2:Sure.
Speaker 3:And we were looking for land towards there for the longest time.
Speaker 2:Yeah, yeah, yeah.
Speaker 3:People just love that land. It's really. There's like twenty thousand dollars an acre for just dirt no trees.
Speaker 2:Where is it? Where is this at?
Speaker 3:oh, okay, yeah, yeah yeah, it's just dirt yeah you know they don't have like utilities up to the curb or anything, there's just dirt for $20,000.
Speaker 2:Wow.
Speaker 3:It's crazy. So yeah, so you have to go really far out to get a decent deal. I know it gets pricey, whatever you do here in Texas you don't get nice trees and streams or anything, right? Most of it's just dirt. So that's another problem, right, if you went northwest, right, north of Oklahoma, right.
Speaker 2:Yep.
Speaker 3:They have so much better land up there.
Speaker 2:It's still just red dirt. That's why I'm looking at Arkansas. I love it there. It's Hot Springs and Fayetteville are some of the most gorgeous places on earth.
Speaker 3:We've been camping there. So yeah, and the hill country.
Speaker 2:Yeah, yeah, it's just expensive. Yeah, that's where they, that's where they get you. It's been bought up by some Californians.
Speaker 3:Yeah Well, I'm surprised they're going up around here too. The Californians came here and they they moved that Toyota headquarters up into Plano there. In fact, my son got a job over there after he got his master's degree from UNT and he works with our statistics department, sure, and he said their campus is like a square mile. Whoa, he said, would he be going to Rew? And he said their campus is like a square mile. Whoa, he said, would he be going to Rewan?
Speaker 1:He said I have lost months. All right. So now, at this point in the conversation, this is a lot of back and forth. Some might refer to this as rapport building. Some might refer to this as rapport building To me. I'm a little bit concerned as to we. I think we already have our answer right. It's he's already told him low threes. He's got a thought to his wife. Maybe this is making the seller feel more comfortable, but we're definitely not talking about him buying the house anymore. So it's kind of like we're in the friend zone.
Speaker 1:I am very curious now just watching this and this is the first time I've watched Max I don't know where he's going to take this. I don't know what he's going to try to pull off. I legitimately don't know if this is just literally to have a follow-up. If this is, maybe he normally does a call to an appointment, if he's going to try to get an appointment, or if we don't know where this is going, because this is to me. It sounded like the conversation was over 10 minutes ago and he revived it, but I don't know what the purpose was. That's a long way to get it right.
Speaker 2:I mean that's crazy. Sure, yeah, I mean. There was just one more thing I just wanted to mention. One other possibility, which I've done very, very often, was when someone has a really great rate, like yourself, and I mean honestly, you should benefit from being smart enough to refinance in 2021. What I do is I come in and just actually take over your existing mortgage, because if I was to go and buy a house right now, I'd have to pay seven or eight percent, so it benefits me to get your three percent loan and then, in return, I'm able to give you a little bit more cash because I'm getting such a good rate. So maybe that's something else that we can discuss so really like how he explains sub two there.
Speaker 1:However, I'm a little bit curious as to why he's pitching it, because if he owes 180 and he's saying I'm going to give you even more, so by more, he's already pitched low three. So he's saying talking about 120 grand and he's saying more. So we're talking about somewhere in the range of 130 to 140 000. It's a lot of cash. So either cash to give, it's too much for a down payment on a wrap I guess I'm not understanding what would be the bid. But that's a high entry fee. So I don't quite understand the play there. I normally wouldn't make the sub two pitch when there's that much, unless he's going to ask the seller to finance it. But that's not what the seller needs. The seller needs that cash.
Speaker 1:Now he's saying he has a fund. So maybe he has those funds available and he doesn't have a problem with that, because he just wants to capture that 3% interest rate which you saw on the mortgage calculator. It's like $843 a month. That could be pretty beneficial because I'm assuming the rent rate in Plano is going to be pretty high. Now he did that off of the principal amount, but taxes in Collin County, which is where Plano is are going to be pretty high. So even as a rental, just with property taxes alone, it still might kill the deal and not really cash flow that much. So I'm not understanding necessarily the exit strategy or why he's making this offer, but this now explains why he wanted to elongate the conversation, gather more information. Now he's going to go the creative route and at least pitch that to the seller and put that bug in his ear.
Speaker 3:Yeah let me look at the numbers, talk to the business.
Speaker 2:Okay, because I mean I would. I mean I really yeah, I mean we can make something work like that as well. So yeah, I mean, if you just want to, you know, circle back with me. I got your number, you got my number and I'm I'm a lot more old school. So if you want to meet in person, I'm happy to do that as well.
Speaker 3:We're only a few minutes that's your rate.
Speaker 2:Yeah, it's incredible.
Speaker 3:Yeah, I mean you have a great rate because they sold my mortgage to these guys called Mr Cooper.
Speaker 2:Sure, yeah, I know them.
Speaker 3:You know what? That was really weird, because I got this letter from Mr Cooper. I'm like are you a real company?
Speaker 2:Yeah.
Speaker 3:Who named you?
Speaker 2:that.
Speaker 1:Mr Cooper Okay.
Speaker 2:Okay. Well, yeah, just let me know what the wife says and where we could be. I mean, I'm at that route. It really depends on condition, but I think I'm sitting around that. Probably it's hard to say without seeing the house, but around that 315 mark, no contingencies Close. Whenever you guys are ready, we can wait a little bit. That's more of where I'm at.
Speaker 3:I'm always just right on the edge of doing something. I'm hoping that somebody will give me a better offer. But I don't know, a lot of people are hovering around where you are, or up to the $350 rate, hoping that somebody will like give me a better offer. But I don't know, a lot of people are kind of like hovering around where you are sure, or up to the 350 rate, but if somebody gave me 350 or something or 375, that would probably be the best I can get, yeah, and I and I get it.
Speaker 2:It's just it just doesn't pencil for for an investor like myself, when you know we're going to be putting in and again I don't know exactly but, but I would imagine redoing some kitchens and bathrooms and structural work is going to be maybe at least 40 grand. I mean, stuff doesn't go far anymore, money doesn't go far. And then I have holding costs. The taxes here are brutal and then I have to pay the agents 6% on the sale. I'm going to cover all the closing costs. I just had to pay closing costs on the sell. I'm going to cover all the closing costs. I just had to pay closing costs. It was over 2% and I'm gonna have to pay that twice. So you know, the money just starts to wipe away where, if I were to sell this, I'm probably going to walk away with a very modest profit not much at all for probably three, four, five, six months of work. But I'm just trying to keep my team busy and I love the area.
Speaker 1:Okay, so great explanation, probably the best moment of the call so far. However, it comes far too late in the conversation for my liking. I would have loved for him to give that exact same explanation before he made that low $300,000 offer. So when we identify in the four seller buckets that this is a highly motivated seller, that the price is incorrect, get them to agree to the ARV, get them to agree to the amount of rehab and then say, if the house is going to be worth this much, I'm going to have to put this much into it, and then I'm going to have the holding costs and the closing costs and I'm going to pay realtor commissions and I want to make profit, a modest profit. Right, all of that explanation that you just gave.
Speaker 1:It was picture perfect, loved it. Just would have preferred it to be earlier. And, quite frankly, I think a lot of what we're, we're this, this part of the conversation that we're now having, could have happened like 10, 12 minutes ago, and so this also goes back to the efficiency of your calls, your whole team, your whole organization. Uh, man, he's, he's really kind of talked himself into potentially being able to land this deal. And just a great explanation, right when the seller said you know, I'm on the tip of making a decision, just wish I could get that 350. Great education as to why 350 is never going to happen. See how the seller responds.
Speaker 3:Yeah, it's getting really definitely populated.
Speaker 2:Yeah, it is, and it's also a tough time of year too. I mean just to be frank. So you know, if this was the summer it would maybe be a little bit more activity, but right now it's just really slow.
Speaker 3:Okay, well, I need to get back to work. Sure, appreciate talking to you.
Speaker 2:All right, sounds good. I'll talk to you soon. Have a good weekend. All right, you too. Interesting, interesting. It went from a crappy call where we had nothing going to one where we're close to locking it up. So, guys, you might be thinking, max, why didn't you just make him sign the contract? Well, him and his wife are on title, so him just signing the contract doesn't make it valid.
Speaker 1:Solid point. Here's my feedback on that. Just that last part that he said yeah, so I don't know what the end result of that call was. There were several things discussed in regards to I'll call you back, we go to lunch together, I can come walk the property. I would have definitely stopped him right there at the end when he said, hey, I got to get back to work, it's good talking to you. I would have said, hey, can we listen? I'm serious, I've got money that I want to give you for the house. But I need to know specifically like is it going to be? Do you want me to call you on December 26th, january 2nd? Like what day do you want to talk? Do you want to schedule a time for me to come out to the house and meet both you and your wife? Like, let's come to some sort of resolution, because now we're in the follow-up zone where you know he or you know max or his team now has to be consistently following up with that guy who says he gets calls all the time, right, and, and it's about this very vague offer that Max made or offers, and it's all just based on the fact that this seller is going to go talk to his wife when we don't know. So, that being said, first, max, I do appreciate the certain aspects of the closer formula that you used in it. I do appreciate the certain aspects of the closer formula that you used in it. I do think you would benefit by diving deeper into it and using more. That could have been a more efficient phone call.
Speaker 1:You are naturally just really good on the phones, which is a good thing, and it's also a bad thing, right. This is this is like when you see just a naturally gifted quarterback, right, and then they struggle with their footwork sometimes. And when they get to the top levels, right, it's like, hey, how does someone with such great talent struggle? I'm not saying you're struggling, I'm just saying there's struggling. I'm just saying there's still like a percent of deals that you might be missing out on. That we really have to dive into a little bit and say, hey, this is how we can take you to a whole nother level. And if this is you, then you have your team, which is going to be a percent of what you are. Right. I guess the saying is in the entrepreneur world like, hey, if you're sitting in a seat, if you hire someone as an employee. If they can be 70% as efficient or as good as you, then you're winning.
Speaker 1:So from this perspective, I would like to see some things tightened up and less relying so much on your natural talent there. The other feedback that I would say you know, listen, I got the gray wisdom coming in the beard. So I find myself saying this more often than I thought I would ever say, but I could sense a little bit of your age, the fact that you're young, on the call every now and then, you know, with the lack of patience a little bit there was the death with the friend, the coworker, that moment a little bit of lack of empathy, a little bit of lack of listening at times. But overall, man, I thought you were, you're, you're obviously a closer. I mean you're, you're closing deals all over the Metroplex and you know how to get the deals across the finish line.
Speaker 1:The key here is is that a closer is closing all the leads that are supposed to be closed and we don't ever miss out on the ones that are closable. And in this scenario, what I saw was that you are clearly able to close all of the ones that are the lay down leads. Right. You don't get in your own way. You're naturally good enough to close all of those You're probably closing. The majority of the ones that take work right, the ones where you have to educate a seller what you did there at the end. That comes from reps the explaining, the holding costs and the closing costs. It also comes from real life experience of you closing and owning real estate life experience of you closing and owning real estate, right.
Speaker 1:However, I do think there's probably a small percent small, okay, this is nitpicky of deals that you might be missing out on. And listen, I'm very hard on this. I'm hard on this with people inside of Titanium University. I'm hard on this on myself when I go back and I listen to me, talk to sellers because, listen, it's, it's not like I'm perfect, right, in the moment, we make decisions, split second decisions on the path that we take, this uh, conversations, the questions that we ask, um, I do think there's probably just a small percent of deals, uh, that you're missing out on. Uh, because of some of the things that you're not implementing yet, right, and I've gone over that throughout this video. That being said, man, I appreciate all the value that you've brought to not only my community, the vault, but also just on your YouTube channel with the content that you've created. I know how much work goes into that. You're doing a great job. I appreciate you putting out not only just content for the wholesale world, but doing things the right way. Like you said there, there's a lot of shady people in this business. I appreciate you not being one of those. I appreciate you being one of the good ones that does things the right way and constantly just trying to help people grow.
Speaker 1:So it's Maximilian Deer. I think I called him Deer earlier. Listen, I only found one video where he said your name. That's my other feedback. Say your name more often, brother. You got a hard one to figure out how to pronounce. We were here walking around the office trying to figure out how to say your name, but Maximilian De one to figure out how to pronounce. We were here to walk around the office trying to figure out how to say your name. But maximilian dear, is he a closer? Absolutely appreciate you, brother. Let me know what you guys think of the comments. Give us a like and we'll see you next time on the king closer reacts.