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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. 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
Why Texas Is The BEST Place To Wholesale Houses!
Want to work directly with me to close more deals? Go Here: https://www.titaniumu.com
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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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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 Wholesaling Around the World the Texas edition. In my opinion, texas is the greatest state for wholesaling real estate, and it's not shocking One. It's my home state. I've been born, raised and lived in Fort Worth, texas, my entire life and it's also where we've done 28% of our wholesale transactions over the past decade, and it is the second most populated state coming in, with just north of 31 million people living in the state. It is a great location to wholesale real estate. There's so many different types of markets, so we're going to break that down for you guys and explain why Texas is such a great market. Here's the thing that I love about Texas such a great market. Here's the thing that I love about Texas We've got the large metros, like the Dallas-Fort Worth area, which in my opinion, is one of the most unique large metro areas because Dallas and Fort Worth are really two separate markets combined into one and because of the combination of two large cities coming together in between Dallas and Fort Worth, with cities like Arlington, where Cowboys Stadium, rangers Stadium and all of that has built up over the past decade or so. You also have areas like Irving Denton, where the University of North Texas, where I went to college is located of North Texas, where I went to college is located, we've got Waxahachie, weatherford, bedford, uless, hearst, colleyville, grapevine there's just so many cities that are in between Dallas and Fort Worth, which if you're from here it's kind of considered a part of DFW. You're not in Dallas, you're not in Fort Worth, but these are great, great locations to wholesale real estate. So Dallas-Fort Worth, in my opinion, is one of the best locations to wholesale real estate.
Speaker 1:Then, moving further south, we've got the capital, austin, which has been just an insane market over the past 15 years. Right, prices have gone up. There's been all sorts of just change in the city of Austin. Obviously there's a ton of people from across the country that have moved to Austin and that market has had extreme appreciation. Price points have gone really crazy there. Back in the day we used to wholesale tear downs of smaller houses that would get torn down. We would wholesale those $300,000, $400,000. They'd tear them down, build a new house and they'd go sell it for a couple million dollars. Just crazy stuff in Austin. Anywhere around Austin as well, where you've got Georgetown, roundown, round rock, uh, flugerville, dripping springs again very similar to dallas, fort worth. In regards to those surrounding cities. Smaller little suburb areas are great for wholesaling, not just in austin.
Speaker 1:Then you travel down i-35 a little bit further, about an hour to San Antonio. San Antonio is a very large city here in Texas. However, out of the four large metro areas and by the four I mean DFW, austin, san Antonio and then Houston San Antonio is my least favorite, and here's the reason why Copping and underwriting inside of San Antonio is probably the most difficult out of all of the four metro areas. You know you see houses that will sell for $300,000, $400,000. And on the same street you're going to be seeing properties that will be selling for $75,000 to $100,000.
Speaker 1:You've got to pay attention to the as-is comps as well. As San Antonio is one of the most difficult areas to flip a house. Getting good contractors there is a problem, permits can be a problem, and just really paying attention to the streets themselves, I see the market values changing more rapidly in San Antonio than I do in, say, fort Worth, dallas, austin, houston whatnot Antonio? Than I do in, say Fort Worth, dallas, austin, houston whatnot Houston? I do love Houston. Huge area, right, you got the woodlands and you know it kind of expands so far out. It's a massive city. Right, there are some issues inside of Houston. Right, you got to pay attention to the flood areas. Right, they have a ton of flooding inside of Houston. There's issues there where properties can become stigmatized as well, as Houston is also weird with zoning where you could have single family right next to zone, commercial right next to zone to something else. So there's issues there in the comping and underwriting.
Speaker 1:However, in all of the four major metro areas there are a ton of buyers and deals can get moved and there's also tons of leads and motivated sellers in those areas. So, just due to the size of Texas and having four major, really technically if you want to split up Dallas and Fort Worth five major metro areas that is unlike almost anywhere else in the country. Realistically, the only places that can kind of compete with that would be California and Florida, but honestly, in my opinion, texas takes the cake just because of those five major metro areas. Now, the thing that I love about Texas is that not only do we have those five major metro areas, but we have so much room that there's smaller cities. There's a secondary market that is extremely powerful and we have made just an absolute killing in some of these locations, like the Lubbock's, the Amarillo's, the Midland's, the Odessa's, down in Corpus Christi, right outside of Houston, the Galveston area, the Beaumont's, going all the way down south by the border, you know you could get down into the Laredo Market, carrizo Springs, right, mcallen We've done deals almost anywhere you could think of.
Speaker 1:The one place that we have not done a deal and I was shocked by this because I know we've had a couple of properties under contract which is another larger city but it almost feels like it's so far away from every other major area in Texas, is El Paso, which is crazy because I did an episode about New Mexico and I talked about how much I love New Mexico. We've done deals at Las Cruces, which is right down interstate 10 from El Paso, but we've never done a deal in El Paso, so that was a little bit shocking to me. But San Angelo is another one. Sweetwater, big Spring these are all areas that we've done deals. Abilene, waco Temple, colleen right, there's a military base right there, next to Killeen. So you've got Corpus Cove, you've got Killeen, harker Heights, belton Temple, all right there. Waco's had massive growth. Baylor has really kind of upgraded itself over the past 20 years. Obviously, chip and joanna. What they brought to waco has been huge and then another whole like secondary market. It's really weird because like here in texas, we just refer to it as east texas and when we talk about east texas we're talking about that longview, tyler area. But pretty much anything east of Dallas all the way until you get to the border of Louisiana is considered East Texas, and so Sulphur Springs, mount Pleasant, gilmer, kilgore we've done deals all in those areas Like Tyler and Longview are not like small cities but in Texas they are.
Speaker 1:There are buyers there, there are deals. There's going to be a lot of mobile homes on own land there that come with some acreage. There will be homes on acreage but across the board Texas basically gives you everything that you could ever want from a wholesale perspective. I touched base there real quickly on mobile homes. In some areas mobile homes on old land are kind of like dead on arrival as far as a lead coming in. There's nothing to comp it to. No one really wants it.
Speaker 1:It's very common here in Texas for mobile home on rented land, especially in kind of the rural country, east Texas, south Texas. Those are great wholesale properties. Acreage is great. Here in Texas You're going to have rental properties. Here in Texas, plenty of areas where landlords are coming in, like up northwest of us, wichita Falls, sherman, denison these areas are great for rental properties and wholesaling to landlords. The other thing that is extremely common here in the state of Texas is having seller finance buyers, buyers. That their exit strategy is they don't want to flip, they don't want to hold them as rentals, they want to sell their finances, they want to create notes. That is one of the most powerful buyers that you can find. And then when you go back to some of these major areas where you can still have rentals like there are plenty of rentals South Dallas, inside of Fort Worth, anywhere in between those smaller cities you also have the flips, tons of flips.
Speaker 1:You can hit the higher price points, which has slowed in recent years, right, but we've been on a massive run of appreciation, especially here in Texas. So, yeah, some of the higher price point areas you know north of $400,000, $500,000 has slowed down longer days on market, but there's still plenty of buyers for that. And then when you look at like Dallas proper, where you've got university park, where SMU is, highland Park, right, there's multi-million dollar properties. Southlake is another area where there's high price point properties, but then right next to that you'll have lower price point properties where they could still be rentals. So, across the board, texas offers you everything that you could ever want. Down south southeast we've got Beach, galveston, south Padre, corpus Christi, right. You have flips, rentals, short-term rentals, mid-term rentals all of that is inside of Texas.
Speaker 1:In my opinion, I don't see any other state out there that offers the variety of investment options, buyers and opportunities for wholesalers to go after. So I always tell people, if you really have to just pick one location and it's not going to be your home state you should absolutely look at Texas. It's massive, it gives you plenty of opportunities and you can really be strategic about where you go get your deals. Now we do have a regulation here in the state of Texas, but it's very simple. It's basically just disclosing to everybody that you're wholesaling the property and it can be done through the title company at closing. It's not really a headache, it's not really a concern. It's never killed the deal for us and the title company takes care of it. So again, yes, does a regulation exist? Yeah, but don't worry about it. Just let the title company move on from it Because of the size of our state.
Speaker 1:Speaking of title companies, what I will say is you do have to have multiple title companies, right? Because there's so many counties and just the geographic region is so large. A title company in Dallas-Fort Worth might not be able to handle a transaction in San Antonio or Austin in the same time frame that they could in Dallas-Fort Worth. And what I mean by that is some title companies will be able to get title work back, a title commitment back, faster from their plant because they're based in Dallas-Fort Worth than they could in a San Antonio or Austin. So if you do plan on doing deals all across the state, have multiple title companies throughout the different regions. And again, you can find out more about that at titaniumucom slash markets.
Speaker 1:We do have a free PDF. I believe we have five different title companies written down for just the state of Texas alone. All in all, yes, I'm a homer, I've been from Texas and I love Texas, but if we had wholesaled somewhere else in the country that I really truly felt like this location provides more opportunity than Texas, then we would have focused more on that than we have on Texas, but legitimately, even with the past five years half of our tenureship in wholesaling. We have been completely all 50 states nationwide and still 28% of our deals have been done in the state of Texas, the Lone Star State. And it's not because we have done additional marketing in the state of Texas, it's just it's that good here there's that much opportunity, there's that many buyers. So if you're looking to become a virtual wholesaler and you're trying to decide what market should I be in, I absolutely think you should include Texas in the running.
Speaker 1:It's my favorite state. I don't see that changing anytime soon. Don't listen to some of the noise where they're saying the market's softening here. It's going to end up softening a little bit everywhere. Pay attention to numbers. Pay attention to where your end buyers are buying today, not where they were buying a year ago, and you will be just fine because there are plenty of buyers in the Lone Star State. All right, guys. That's our episode of Wholesaling Around the World the Texas edition. Let me know how I did in the comments. Did I miss something? What are your thoughts about wholesaling in Texas? Show me some love, give me a like. We'll see you, guys tomorrow.