.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 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
Wholesaling in 2025 Is Totally Different Now!
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
Hey guys, welcome back to the King Closer Reacts. I am the King Closer, rj Bates III. This is the series where I watch a bunch of YouTube shorts, tiktoks and Instagram reels to see if I agree or disagree with the takes. Let's get into the first video.
Speaker 2:Wholesaling in 2025 isn't what it was last year. Here's what's changed. Sellers are savvier. Now your pitch needs to evolve. Buyers want real deals, not inflated junk. You need systems like a CRM, lead flow and follow-up sequences. It's no longer hustle only. It involves skill and strategy.
Speaker 1:It involves skill and strategy, all right. So wholesaling in 2025 has not changed at all since 2024. You always needed a good closing script formula, whatever. You always did that, and also, as a wholesaler, your job has always been to provide good deals. I don't know any buyers that were ever willing to just take junk deals, so I'm going to hard pass on this take, because that's always been the case. You always needed a CRM. You always need to follow up. You always need good systems and processes. Get out of here. Nothing's changing 2025. It's the same old story. We're just doing the same thing. Come on now.
Speaker 3:Think your contract is airtight? Think again. Here's the dirty little secret. Many contracts completely skip over key property issues. Sellers often fail to disclose major defects like foundation cracks or asbestos. That's not just risky, it's a lawsuit waiting to happen. And guess who's stuck with the fallout? Both the buyer and seller. Smart sellers use a comprehensive waiting to happen and guess who's stuck with the fallout? Both the buyer and seller Smart sellers use a comprehensive disclosure addendum. It's like a tell-all for your property Defects, repairs and even maintenance logs. It reduces legal risk, builds trust and makes deals way smoother. Transparency wins and it's something most people totally overlook.
Speaker 1:Want in on the smart seller secrets. Biotime Think your contract is airtight? Hey, not all AI is good. Okay, if I ever start talking like that guy, please, please, put me out of my misery. Okay, all right.
Speaker 1:As far as sellers disclosures go, yes, in a normal retail transaction that is required and should be mandatory, and you should want to do it. I'll give a quick story. We flipped a house in Anchorage, alaska, and we got sued several months after we've sold the flip. The reason why we got sued is because of exactly the example they gave right there tracks in the foundation. Funny enough, there was an earthquake that happened on the property after we sold, but in the seller's disclosure we never disclosed that there was any foundation problems. So the buyer actually came back to us and tried to sue us saying that there was previous foundation issues.
Speaker 1:Now, that being said, seller's disclosure was signed and filled out correctly by us and we won the lawsuit. We didn't have to pay anything. So no harm, no foul. But that seller's disclosure is what protected us. So if you're flipping a house, doing a wholetail or even a novation, you need to make sure that you do a true, comprehensive seller's disclosure. In a wholesale transaction, though, it's not as important. Listen, we're buying the property as is, whereas it's expected that there's going to be things wrong with the property. So this is not necessarily true for wholesaling. What do you do for work, boss?
Speaker 4:I wholesale real estate. You go out and you find a distressed property. You get it under contract and then you find an investor or somebody that actually wants to do the work to it or buy it to rent it out and you assign that contract for a fee.
Speaker 3:What are the three biggest mistakes someone should be aware of while going into this business?
Speaker 4:Spending too much money on marketing. People spend a lot of money on marketing when they don't know what they're doing. Being lax on sales calls. You've got to be high energy and you've got to be trying to actually solve somebody's problem, not just trying to get the deal. And then, third, I'd say it's making the business harder than it is. It's really not that hard. You're going out, you're finding a property that is in distress, you're helping the I like this take.
Speaker 1:I do have a question, though why do all of us that ever create these reels where it's like an interview style, like I got something super important to ask you right now, like what do you do for a living and what are the top three mistakes? Why do we talk so fast? Why do we? Why is it like, oh, you got to do this. Don't spend too much on marketing and don't relax on your sales calls and don't make it harder than it actually is. All right, bro, just deliver it calmly, smoothly. I do the exact same thing, so I'm just busting balls, but I will say spending too much on marketing.
Speaker 1:Yeah, I also think there's another problem in the industry where people don't want to spend any money on marketing. Right, I talk about it all the time. We're in the golden age of wholesaling. You can go in and get leads $29, $30, $35. We show it all the time TU students closing deals, I'm closing deals and people go, yeah, but RJ, cold calling is cheaper. I see that a lot more than someone coming in and being like, yeah, but screw PPL, I want to drop 25 grand on direct mail. Like, where are those? People don't actually exist. If they do. They're probably old dogs. They've been around for a long time. They believe in these old methods. But I think that's more of an issue than spending too much money on market Now. As far as the sales calls the closing yeah, we need to improve as an industry. I'm fixing that problem. And then the last one overcomplicating this business. Yeah, I'm fixing that problem too. So don't worry, man, I'm fixing all the problems for you.
Speaker 5:To be so honest with you, I love working with wholesalers. I love the hustle that I see within them. I love the spirit in their eyes. I love them going out there and getting those deals and making those connections and those communications with people Like I absolutely love. I'm an account executive at Legacy Title and I am in the Keller Williams Metro location, so I deal a lot with real estate as far as residential is what I primarily focus on, but one of the things that I really thrive on and thrive in is that wholesaler entity part of a transaction. So when I get to be able to get my hands in there and get them dirty and clear that title and find out what's going on with that deed.
Speaker 5:And finding out what's going on with that deed and finding out, you know, what's going on with the other individuals that are involved in the transaction. That's the putting the puzzle together. Getting those pieces to the closing table awesome and also acknowledging that, yes, an assignment transaction, yep, um, we do want to make sure that there's not a lot of visibility for that with all the eyes in the transaction hey, shout, shout out to this lady at Legacy Title.
Speaker 1:She loves us wholesalers, which is awesome. We're always looking for title companies that want to work with wholesalers, but outside of the take. Listen, you know I like to be funny every now and then. Maybe I'm just in a humorous mood, but that was pretty funny when she's like I like to get my hands in there and get dirty and he's like oh yeah, is this a real safe short or what? What just happened? Where did we go with this? But listen, finding a good title company like that that understands what we're trying to accomplish. I love the fact that she was like hey, the ones that are dirty, that you know we're needing to solve a title issue, I like doing that. That's what you need inside of a title company and with your escrow officer. If they don't want to work with us, it's fine.
Speaker 1:There's plenty of those title companies out there. If you want to learn which title companies I use, right down in the description there there's going to be a free PDF. Go down into the market breakdown. Click on that link. Download it for free. I don't even think you have to opt in for it. Just click it and download it. Use those title companies.
Speaker 6:I started my journey in Maryland. Maryland, like New Jersey. We call them blue states. Don't care about politics at all. Okay, don't care about politics at all. Okay, don't care about gangs. So it's not about blue and red, but blue states. Typically, they can take up to like two years to foreclose on a salary. You can talk to a seller that haven't paid their mortgage since 2010 and they still haven't gotten foreclosed on and they'll tell you yeah, if you give me 500 for my house that is worth 100 000, then I'll sell it to you because they know they have all the time in the world. Red states like Arizona, here in Georgia, texas, north Carolina they're super aggressive Three months in general, you're out of the house.
Speaker 1:Hey, he's right. I mean, there is a difference between blue states and red states and, like he said, it's not about politics. But it is about politics. I mean, listen, in some of these locations they're not landlord friendly. Right, this is where you end up with squatters. You talk to the tired, distressed landlords where they're like I've got a squatter in there, they're not paying rent and there's nothing I can do about it, and they end up just living in there for months and months, maybe even years on end. Same thing with these pre foreclosures. I say this all the time with us specifically now utilizing PBL.
Speaker 1:Okay, and if you're going in and you're using like speed to lead, where it tells you the seller's motivation prior to purchasing the lead, financial reasons, on the surface sounds like a great reason to buy the lead or even pre-foreclosure. However, pay attention to what he's talking about. The blue states, right? The Maryland's, the New Jersey's, the California's, the Oregon's Should we buy those leads? I don't know, because just because a seller is in financial distress does not mean that they need to sell the house for a discount, like I actually take a pretty strong stance on this, opposite of what Pace says, which Pace says if I were homeless and on the streets and I had nothing but my shoes and I had to start over. The first thing I would do is go after pre-foreclosures. The issue is you're going to run across a bunch of people that say actually, my financial distress has got me in a position where I need to maximize what I sell this house for, not sell it for a discount. I would rather go to someone who has either come across emergency reasons that they need to sell something has happened in their life they need to sell the house quickly or inherited a property and knowing that it has physical distress elements. This is why I love PPL and specifically Speed to Lead, where I can see that information up front. There's plenty of times where I'll see financial reasons.
Speaker 1:Pre-foreclosure house is in great condition. On the surface that screams well. I can just buy the house sub two, I can walk into it, it doesn't have any repairs and I can have an exit strategy of either a quick flip or hold it as a rental. That doesn't mean that they need to get rid of the house quickly or for a discount. So pay attention to this. Look for those more motivating factors that scream speed and convenience, because that's what we offer Emergency reasons tired landlords, vacant, non-occupied houses. This is what leads to more closed deals than financial reasons or pre-foreclosure. All right, guys, that's our episode of the King Closer Reacts. Let me know, did I do a good job or did I sound like these goofballs on the rest of the internet? If I did ignore it, I'll do better next time. Like the video, anyways, and tell me how great of a host I am on the King Closer Reacts. We'll see you, guys, next week.