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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 and finally, RJ has won back to back Closers Olympics earning him the reputation as the King Closer!
The Titanium Vault hosted by RJ Bates III
DNC Rules Just Changed Everything For Wholesalers!
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If you’re new to my channel my name is RJ Bates III. Myself and my partner Cassi DeHaas are the founders of Titanium Investments.
We are nationwide virtual wholesalers and on this channel we share EVERYTHING that we do inside our business. So if you’re looking to close more deals - at higher assignments - anywhere in the country… You’re in the right place.
Who is Titanium Investments and What Have We Accomplished?
Over 10 years in the real estate investing business
Closed deals in all 50 states
Owned rentals in 12 states
Flipped houses in 11 states
Closed on over 2,000 properties
125 contracts in 50 days (all live on YouTube)
Back to back Closers Olympics Champion
Trained thousands of wholesalers to close more deals
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With over 2,000 Videos, this is the #1 channel on YouTube for all things Virtual Wholesaling. SUBSCRIBE NOW! https://www.youtube.com/@RJBatesIII
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RESOURCES FOR YOU:
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(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
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The DNC is dead, cold calling is back. We're now in the golden age of cold calling. How did this take place? Keller Williams won their lawsuit and now has proven that real estate investors and wholesalers we are buyers, we're not selling anything, and so we can now cold call people on the DNC list. What a massive victory for our industry, right? Or you can still have the same opinion as me, which is I don't care, cold calling still sucks. I don't care, cold calling still sucks.
Speaker 1:Will there be some changes for our organization? Sure, maybe over the long run, but for me, are we going to now suddenly, after cold calling for a decade and stopping in December of 2024, start cold calling again in June of 2025? Absolutely not. I do not want to pull data, skip, trace that data, have a dialer, manage virtual assistants and especially, I do not want anyone on my team inside of my organization getting their teeth kicked in by an angry seller in Nebraska. Have you ever cold called in Nebraska or California?
Speaker 1:There are some angry people there and my question is why do we suddenly believe that, because the DNC is dead, that the people that signed up for the do not call list suddenly want to receive phone calls from us. Do we believe that they understand that the DNC is now dead to us because we are buying something and not selling something? All they know is they signed up for a list that promises that no one's going to cold call them because it's illegal. There are people out there that are literally called known litigators. These are people that have sued people for calling them because they existed on the DNC, the do not call list. Do we really believe that these people are so up to date on this lawsuit and this change of the law because now we're buyers and we're not selling something that they're not still going to try to attempt to sue us or send us a cease and desist letter? Do we really believe this is going to convert to, ultimately, what we want? Them saying I welcome your phone call and I want to sell you my house. I don't see that being the case. It's a very weird reaction.
Speaker 1:I see how, on the surface, it sounds like a massive victory for our industry, but when you really start thinking about what has changed, we are celebrating the fact that now we are going to cold outreach to people that don't want us to speak to them directly at all. It's going to be hard. You're going to get your teeth kicked in. Cold calling already was hard. It already sucked. I said it a year ago Stop cold calling. I say it all the time. We're in the golden age of wholesaling, and I'm not saying that we're in a more golden age of wholesaling now because we could cold call people that don't want us to talk to them. I'm saying it because we have better options available to us than cold calling.
Speaker 1:However, some paper lead PPL providers do sell cold call leads, for example, speed to Lead. So let those people, the people that are selling their leads to Speed to Lead, let them get their teeth kicked in. They enjoy it. It's what they've dedicated their careers to. Let them pull the data, skip, trace it. Call all the people in Nebraska that don't want to talk to them, that want to yell and get angry and red and say how did you get my information? Do you not realize that I'm on the DNC? Let them do that and then I will sit back and once that seller has raised their hand and said you know what? I was on the DNC list, but I'm struggling financially and I am motivated to sell my shit box here in Nebraska and for $29, I'll swipe my card and I'll do the thing that I do best, which isn't calling sellers and mining for leads. It's closing sellers, it's doing deals, and this is how it could be a victory for our industry is we allow the people that are experts at cold calling continue doing what they're doing. But for us here at Titanium, we are about being efficient inside of our efforts, and by efforts I mean we only speak to sellers that have already raised their hands and said I have a house that I want to sell.
Speaker 1:See, when you're cold calling, you have to make a ton of assumptions. You pull the data, you look at it and you say expired listing, high equity, absentee owner, foreclosure, vacant property tax, delinquent inherited property, all of these motivating factors. We're making an assumption that, because that exists, they might need to sell their house for a discount. We have to go through all the voicemails, the abandoned calls, especially nowadays with these 13 and 15 line power dialers, which I think is ridiculous. It was already ridiculous when we had 10 line dialers, but we continue blowing through that data and we try to mine to find these sellers For us. We just sit there and we see those motivating factors exist.
Speaker 1:Oh, tired landlord of a non-occupied vacant house. I see that information and then I can see what is the condition of that property. Oh, it needs a rehab or full gut everything. How long have they owned it? 25 plus years. What's the location? How many buyers do I have? I have 10,000 buyers. I get all of that information before I even give a penny. See, this is the power in what is provided to us today with the PPL providers out there. I get all of that information for a speedy lead and then I can make the decision I'll spend $29, $59, $200. Then I can make the decision I'll spend $29, $59, $200. However much you want to spend on that lead, you spend it.
Speaker 1:And now your job as the wholesaler, the buyer, which the industry, the world, the government now has ruled that that is our role. We are the buyer. We can do what we do best, which is call that seller and solve their problem by buying their real estate. So, yes, this is a big win, victory for our industry, but not because you suddenly now become the cold caller. It's because the people that were already cold calling for you and selling those leads to the PPL providers, like Speed to Lead and LeadZolo and Property Leads and all the other PPL providers. They can now generate more leads for us.
Speaker 1:But ultimately you need to make a decision. What does your business do? Does your business close deals, solve sellers' problems, do all the transaction coordination, find the end buyer, do dispositions and close the deal? Or does your business do lead generation before any of that and then have to do all the necessary steps? Ultimately, you need to look at this and say do I want to run a more efficient wholesale operation?
Speaker 1:Now the argument that the majority of you guys are going to have is RJ, I don't have the budget for paper lead, and I've heard this time and time again. But let's really break this down and think about this. When you say you don't have the budget, so that's why you're going to cold call, you still have to pull data. You still have to skip trace. You still have to have a dialer, pull data. You still have to skip trace, you still have to have a dialer and majority of the time, you eventually hire virtual assistants to do the cold calling for you.
Speaker 1:So there is an expense associated with cold calling. Compared to the budget, ppl leads from property leads, lead solo and speed to lead $29, $30, $35 per lead. It comes out pretty close and I'll give it to cold calling. It is normally a little bit cheaper than PPL, but what people don't like to talk about is the opportunity cost that you and your wholesale operation loses. What I mean by that is is the opportunity cost that you and your wholesale operation loses. What I mean by that is is the time invested in one, managing that data, managing the dialer and the phone numbers and making sure you don't pop up as spam likely, but also in mining for these leads, going through all of the abandoned calls, the voicemails and the really negative calls and when I say the really negative calls, I mean the ones that make you question your existence, the ones where they say how did you get my information? What's your name? Again, I'm going to break your goddamn jaw.
Speaker 1:Now I'm not saying that lightly, I'm actually quoting Bob from Colorado. That's what he told me. It is a morale killer. Like it's hard to go home to your kids at night and they say hey Dada, how was your day? Oh, it was great. I talked to this lovely gentleman named Bob and he said he wanted to break my jaw today. That's hard.
Speaker 1:However, since PPL has become our only lead generation source. That never happens. You know what else has changed. We close more deals now at a higher assignment fee. I have to speak to less sellers less sellers. We're more efficient. So really look down at your budget and your business and say what do I want my organization to look like in the long run? Do I want to be a lead generation company or do I just want to be a wholesale operation that closes deals, solves sellers problems and makes more money? Because there are other people out there that have dedicated their entire career to generating leads, I'll lean on them. I'll let them go get their teeth kicked in and have the turnover, because people lose the morale from all those negative calls with Bobs and the angry red women of Nebraska and the crazy people that live in California. Let them go do that, and once they talk to the people that actually need me, I'll call them and do what I do best, which is close the damn deal. Let's not take it from me. Let's take it from this post that was just made inside of the vault. Now, this is unprompted. I had no idea that this was going to happen the same day that I'm recording this video. This is what this post says.
Speaker 1:When I first started wholesaling, I was getting my teeth kicked in Cold calling every night after working 10 to 12 hour shifts, getting cursed at, hung up on, ignored. My heart would be pounding and half the time I didn't even know what to say. I just knew I wanted this to work, to be real. I felt dumb in the beginning. I was stumbling and fumbling through the calls. My girl would hear me, my teenage kids would hear me and I felt stupid, like what the heck am I doing? But deep down I knew if I stuck with it it would be worth it in the end.
Speaker 1:I haven't seen a payday yet, but I've seen the growth. My skill level, my work ethic, my mindset. It's all evolving. I'm still in the trenches, but I'm grinding harder and smarter now. And my six-year-old all she wants to do is sit on my lap while I make calls. That right, there is what keeps me going. And then I found RJ Bates and shortly after discovered Pay Per Lead. Since then everything has changed my confidence, my conversations, my posture, all of it leveled up. I'm still working full-time, but I just locked up my first deal under contract and handled that call smooth, from start to finish until it was signed. I may still fumble a call here and there, but it's nowhere near how it was before. I'm not perfect by any means. I've got a long way to go and I feel like I've barely scratched the surface, but it's finally starting to click Now.
Speaker 1:I share this with you guys because this is the opportunity that PPL can provide for you See, this guy. He needed some source of like reality that this can work. He needed that proof of concept. Cold calling wasn't giving that to him. He was stumbling and fumbling because one he was getting his teeth kicked in. Those are his words. That's what happens when you're cold calling all day, every day.
Speaker 1:It's hard to keep the morale up. It's hard to look at your wife, your spouse, your kids, your six-year-old, and say what I'm doing is the future of how our family is going to put food on the table, how we're going to pay our rent, when you can look at your partner and say I got cussed out 200 times today. I got no offers made because no one was even interested in selling their house. And now the DNC is dead and we're going to be cold calling even more people that don't want to talk to us. So this is why I continue to say focus on only speaking to people that have already raised their hand and said I have a house that I want to sell.
Speaker 1:Now I'm curious, you've made it this far. Leave me a comment and let me know what do you think. Is this going to be a monumental moment where three years from now, we look back and we say that was where the needle moved for the wholesaling industry? Or do we look back at that and laugh and say remember when we all thought the DNC is dead and it completely revolutionized the business, but not much changed? Let me know what you guys think and how were you going to respond. Are you going to start cold calling or are you going to try to run an efficient wholesaling operation utilizing the best lead generation that's ever existed for us PPL? We'll see you guys on the next one.