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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
What REALLY Goes on in Wholesaling According to The King Closer
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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:
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
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(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. This is a series where I respond to all of those crazy YouTube shorts, tiktoks and Instagram reels to see if I agree or disagree with the take. Let's get into the first video.
Speaker 2:This is an industry full of people who do it part-time for the most part and don't take it serious, and it's usually people that come from a job making minimal amount of money and then all of a sudden they start wholesaling, even if it's two, three, four hours a day at the most. For most of the industry they're making two, three hundred grand a year.
Speaker 3:I was listening to my own calls back, which not a lot of people do, so I was doing my own call reviews Printed out. I made myself like a little bullet point check sheet right when I'm like, hey, did I hit this? Did I hit this? I'm like have something like, oh, what am I missing every call Because if you're not going back and doing that, you have no clue. Was this a good call, shitty call?
Speaker 2:you don't really know yeah, you don't see the holes in the call where you could have done better. No, and like I'm fortunate enough to have so many recordings of me on calls like that get posted on social media, where when I listen to a call of mine, that gets posted on my instagram or youtube or something, I'm always picking it apart, like god, I could have done so much better. Like somebody's gonna call me out on that, you know, but it's forever. You're gonna be learning. But if if you're not pulling recordings of yourself, like we do it for the team, it's like you, you gotta do that, even if you're solo, because you know, once you're out of that conversation and you don't have to think super fast, like once you dissect it, you're gonna, you know, remember what you should have said, what you could have said. It's you could have said it's such good training, isn't it?
Speaker 1:So I do like what they're talking about there, where you do need to listen to yourself, dissect the calls, have those review sessions. However, I want to take a little bit of a different take on. It's not so much about what you say, it's about what did this seller say. And then how did we respond? Really understanding, because there's times where it's like, hey, we feel like in a script, we should ask this question or, you know, did I really understand? Like the, the motivation or the timeline? How do we do that?
Speaker 1:It's through our listening, and so when we do our seller call reviews inside of titanium university, it's all about listening to what the seller says and then pausing and say, okay, if we could redo this moment right now, what questions should we ask at this point? What did the seller truly just tell us? And now point what did the seller truly just tell us? And now, what is the appropriate way to steer that conversation from this point on? So I think seller call reviews are vitally important to success and if you are not doing it, start doing it today.
Speaker 4:What's the evolution of what's happened to me in the world of wholesale? And one of the things I'd like to say is that you know I've done over 7,000 wholesale deals and when you look at the impact of what wholesaling does to real estate, it's undeniable that it makes real estate more expensive. We're adding value and raising the price. It's a natural by-product of the business model.
Speaker 3:It's what it is, but there's always going to be people who are in pain and kind of destroying these houses as well.
Speaker 4:Sure, there's an endless supply of life to give us what the fuel we need to keep the business going.
Speaker 4:On the other side of that, though, I was communicating with a family that I come into contact with that were living in their car around the corner from my home. They couldn't afford a new place, and so I asked them what the address was of the house that they lived in, and we were the wholesaler, and so it was full circle, right on my doorstep, the impact of what I'm doing, and you know, it's one of those divine moments again, right when I'm faced with another opportunity but another problem.
Speaker 1:I've known Jamil for a long time and he's one of the top wholesalers ever. Right, he's on the Mount Rushmore over there. 7,000 transactions is extremely impressive and I think what he's kind of dealing with is something that we all deal with to a certain degree as entrepreneurs, because we begin our journey where we want to create this freedom for ourselves and then we do start telling ourselves the stories about how many people we help. One of the things I would talk to Jamil about is, yeah, there are times where we are increasing the price of real estate to a certain degree. It was going to happen regardless, right?
Speaker 1:Whether or not a realtor goes out and lists that property, whether or not an investor comes in, there's always going to be people that are going to come in and remodel the house, rehab it, increase the value of the property. But 7,000 transactions that's 7,000 transactions that have gone through title companies, transaction coordinators that is 7,000 homeowners that did get paid out on their real estate that was distressed one way or another. There's been so many lives that Jameil's company has helped and supported their livelihood. So there's a lot of different ways that you can look at that. Yeah, we do increase the price of real estate, but we also do put a lot of food on other people's tables from the transactions that we do. So, Jamil, I love you, brother. I love the deep introspection look there. But overall, man, you've helped a lot more people than you've heard.
Speaker 6:How long does it take from when you really understand the business model behind doing a wholesale deal to the day where you close that first wholesale deal? What did that time frame look like?
Speaker 7:It took me 11 months and 104 appointments, and this is not a half-ass effort. This was like me giving it everything I got. I didn't have solid mentorship, couldn't comp a property properly, didn't have a script to follow. I was handwriting yellow letters on my kitchen counter until two o'clock in the morning, stuffing envelopes, putting up bandit signs, and I would get calls. I would run out to the houses, I would f.
Speaker 1:Now listen, if you've ever watched Nick Perry in the 2021 Closers Olympics, you absolutely understand why he took him 104 appointments to close his first deal. No, I'm just kidding with you, man, I love you. I think the thing that you should take away there from Nick is that, listen, he is an absolute killer. Wholesaler now right, an absolute killer. Wholesaler now right. Guy's lived, you know, a life that most people could only dream of moving out of the country, living in Cancun, panama. You know penthouse suites, you know and I think now he's in Phoenix you know he's got everything that he could ever want from a financial aspect. So he was able to create his own reality, even though it took him 11 months and that 104 appointments.
Speaker 1:But how could you fast forwarded that process? Well, what he said? I didn't have a mentor. I didn't know what I was doing. I didn't know how to talk to the seller. I didn't know how to comp an underwriter property. This is why it's important to go out and see like, who do I resonate with? Who is out there leading a life that I would want to replicate, and then hire them to fast forward your progress so you don't have to do what Nick did his first 11 months.
Speaker 8:Biggest thing I learned from hiring so many people from a wholesale operation was that you have to be extremely selective.
Speaker 8:I used to hire multiple at a time and say, oh, I know one or two of these people may work out, but usually none of them worked out. And the reason was because if I was just picking somebody cause I needed them, instead of building an actual a player team so I want scale to 20 employees I was like, yeah, I got 20 employees, but it was only impressive to the people who weren't doing business, because you're way more profitable If you can do the same amount of revenue from those the five best employees, because the other 15 probably aren't doing that much work. So realize that when you're hiring people for your operation, for your wholesale company, that you need to be selective in who you're picking. Pick only people who you believe are truly going to work out for the next 10 years and truly believe that they're a player, somebody who's going to come, contribute to the team and be independent and actually push revenue and push growth, not you just telling them what to do and taking over the busy work for you.
Speaker 1:That guy, my rival rival, my friend, who's the fastest talking wholesaler right there. Is that natural or was that sped up? If that's natural, I want to hear him on a live seller call. I agree, you have to hire A players and I also felt victim to the just put an ass in the seat. In fact, at one point in time we used to say that, listen, we've got a seat available, we've got a computer and a setup, we've got the leads. Just put an ass in the seat and inevitably it'll lead to revenue. Well, yes, but it was also. What about the opportunity costs? What about the amount of leads that weren't closed because we put a C player in there, when that exact same lead could have gone to one of the A players? That's what we learned over the course of time. So, yes, recruiting is always needing to happen inside of your business, but making sure that you hire and retain that A plus talent is what really differentiates a successful business to a mediocre business.
Speaker 6:I was definitely having a tough time because for almost my whole life I was used to working W-2 and getting my paycheck not putting in the work now to get paid later. So I was definitely really stressed out during my first couple of years because it was like this is all new to me. So once again I was not making too much money, spending more money and kind of seeing that savings account drop and dwindle. But yeah, I was able to get good experience. I cold called for six to 10 hours a day, almost every day, and yeah, I was able to do a couple of deals and then, you know, eventually broke off from there and started doing my own thing. I was definitely having a tough time because for almost my whole life I was used to working W-2 and getting my paycheck not putting in.
Speaker 1:So I think there's a lot of new wholesalers that fall into this category right here. I'm used to working at W2. I saved up money and I'm going to get my reps in. I'm going to get that experience through cold calling. This is why I tell people stop the madness. But listen, that's my brother, steve Trang, right there, and you guys know I give him a hard time. Trang Dynasty, trang Lang. But he truly believes something that I disagree with. He thinks that you should get your reps in through cold calling because it's experience and cold calling is cheaper.
Speaker 1:However, this guy right here I don't know who that was, that he was his guest on the podcast is kind of telling a story of yeah, you know, it was hard early on for years and it gets you to the point where the morale will drop, to the point where people will actually quit. They'll give up on that dream and just say I'm just not cut out for a wholesale. This isn't something I'm going to do. I'm just going to stick to my W-2. This is why I believe, hey, if you have money saved up, instead of investing it into cold calling so you can get that experience, let's invest it into talking to people that have already raised their hand and said I have a house I want to sell.
Speaker 1:You can mess that up and it's going to cost you money, but it's going to cost you so much more time and probably the exact same amount of money. It's just a slower bleed. It's a slower death. On cold calling, let's go ahead and get you on the phone with someone that says they want to sell a house and get that experience. Get those reps Instead of just getting your teeth kicked in with people saying how'd you get my information? Why would you think I need to sell my house? That doesn't really help you in the long run.
Speaker 5:What does it take to buy a house in Japan as a foreigner? Contrary to what many people think, you can buy real estate in Japan as a non-resident or non-Japanese. Here are the exact steps you need to take. Step one you need to know what kind of house you want and why. Do you want a distressed, abandoned house like this one, or do you want to buy something newer so you don't have to worry about the renovation, or do you want to buy land and build a new house? This option I don't recommend, since it's just too much work, especially if you don't live here. Step two reach out to an agent and set up a walkthrough of a house that you're interested in. Step three make an offer. You fill out a kaitsuke moshikomisho and send an offer to the agent you're working with. Step four contract day After your offer is accepted, it's time to sign the documents and pay the earnest money. Step five closing. Once all the documents have been submitted and you make the hold on.
Speaker 1:This guy just broke it down. It's the exact same. So what this guy just told me is I can start wholesaling in Japan. I gotta figure out what he said there there was at some point in time. He said you gotta sign like a Kisho Kroncho or something. I, whatever, we'll figure that out and I'll figure out how to talk Japanese and it's going to be a hell of a lot better than what I just attempted. But 51 deals in 51 days in 50 states and one other country, japan, baby, that's it. Maybe we'll add Canada in there or we'll just wait until they make it the 51st state. What do you guys think?
Speaker 9:You're going to keep a beard, the rules are that you want to line it up daily. If you shave, do you not shave daily? Well, you don't shave. I said if you shave, you're not supposed to answer that question. If you shave, aren't you supposed to shave daily? If you keep a beard, keep it lined up daily. The thing that I see with guys with beards is they tend to get lazy. The way you do one thing is the way you do everything in your life and it says something about you, the way that you groom yourself. So if you want to keep a beard, by all means keep a beard, just understand it's going to cost you.
Speaker 1:Who is this guy? Listen me, having a beard has nothing to do with whether or not I close a deal or not. Okay, I've closed more deals than so many people in this industry and guess what? Not one seller knows whether or not I have a beard or not, because I'm closing deals over the phone. All right. How I do one deals over the phone All right.
Speaker 1:How I do one thing is how I do all things. Listen, bro, you're a walking cliche. All right, my beard is irrelevant. Let me explain something to you.
Speaker 1:My beard has a personal meaning to me and maybe one point in time I will share it. But it has to do with loss and it's a remembrance for me, for someone that I lost in my life, and it's my way of remembering that person. It doesn't matter, no one cares when I call a seller. All they want to know is can I solve their problem? They don't want to know if I shaved that morning. They don't want to know if I lined up my beard. They want to know am I going to give them money for their shit box, which I do? So let me ask you guys, what do y'all think, after all of the live videos where I've closed deals, doing deals in all 50 states. Do you think that maybe I would make more money if I just shaved the beard off? Actually, don't answer, because I don't give a shit. I'm keeping the beard. That's our episode of the King Closer Reacts. And I am the King Closer with a big ass, gnarly fucking beard. That's our episode. Make sure you like it.