.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
Reacting to the Funniest Real Estate Reels!
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
what's up, guys? Welcome back to the king closer reacts. I am the king closer. Rj bates the third. And today is one of the greatest days ever because it is my baby girl, serenity jane bates, eighth birthday. Happy birthday, baby girl. Today we're going to be reacting to some of these silly ass wholesaling shorts, reels, tiktoks. See if I agree or disagree with the takes. Let's get into the first video.
Speaker 2:What states do you tell people absolutely do not buy Section 8 in these states California and why it's not landlord friendly? Yeah.
Speaker 3:You're not going to net anything New York? Does it make sense? There's no cash flow, Just the blue states. Overall, I generally try to avoid. Even if the property cash flows, why would I buy there? Yeah, it takes six, seven, eight months to be able to evict the tenant. If I buy in Ohio, for example, we could put the eviction notice up five-day eviction we could take it to the courthouse so we can get it about within two, three weeks listen.
Speaker 1:I I can't take the little baby video serious. I this little baby's like I'm gonna evict your ass in five days up in ohio. Uh, get into the actual content of it, even though it's really hard to actually see the actual content. I agree, pretty much every liberal state out there is pretty rough when it comes to being a landlord and I've talked about this several times here on King Closer Reacts. It doesn't make sense why these states have these laws where it's you know two, three months Sometimes. I mean we've even had on here where we're talking about in Maryland, where we have people on Instagram creating Instagram accounts teaching people how they can be squatters and rip off landlords. Why would you want that? That's what I don't understand. So I agree, if you are deciding that you want to become a landlord, I would definitely pay attention to those red states.
Speaker 2:Wholesaling is banned in Illinois, pennsylvania, nebraska, alabama and now South Carolina. So what does this mean for the future of wholesaling? Absolutely nothing. This is all just a way to scare people out of the industry, and for the weak mind it already worked. They went back to the nine to five, hated their life and leaving more money on the table for me and my students.
Speaker 2:You see, wholesaling is actually a billion dollar industry that isn't going away overnight, with over 5 million distressed property owners every single year and over 1.6 million investors looking for their next deal. As long as we have a seller and an investor in need, wholesaling can never die. The only thing that will change is your strategy to find your next deal. Over the past few years, we've seen strategies come and go from driving for dollars to direct mail, to bandit signs and even calling Zillow listings. The way you survive in this industry is adapting while the market is behind, and that's why digital real estate is crushing it right now, I mean me and my students are locking up contracts back to back. So if you want to avoid getting left behind and want a little bit of guidance on how to wholesale deals digitally from home, shoot me a DM and I'll show you the way.
Speaker 1:First of all, I love this kid. He's got the sauce right there. We've had him on here a couple of times. His stuff's good and for that being like a sales pitchy reel, which every now and then we have to do, and personally for me they're always kind of like cringe, like I throw up in my mouth a little bit after I do them. But we have to do it right. It's how we feed our families right. We were running a business right. I got to take care of my team. I got to get more people to join TU. That was really good.
Speaker 1:The hook was great with a wholesalers being banned because, again, it's not being banned, but there are regulations that are coming down and it does scare people away from doing deals in Nebraska and South Carolina and Illinois and all these other places. But to his point and I completely agree with this, it's not that wholesaling is dying in these states. It's just that we have to pivot and we have to adapt to what the regulations are mandating that we can and can't do. A lot of times it's either you have to become licensed, work with someone that's licensed or have disclosures. That is the main thing that these regulations are bringing down and giving more power to the sellers. Guess how you get over that. Transparency, authenticity actually get sellers to want to work with you instead of trying to play mind games like the rest of our weak-ass competition.
Speaker 5:Nick, the Tampa market is it oversaturated or do we have some opportunity here? There's definitely a lot of knuckleheads in this business and in this market specifically, but there is a lot of opportunity.
Speaker 1:And especially the way that this market is going.
Speaker 5:It's going to continue to push bad actors out to where the people that are doing ethical business and build a brand and a reputation. They're going to clean up in the markets to come and they're going to maintain in the market that we're in right now. The rest of the people, the people that are over-promising, under-delivering and trying to be deceptive with sellers six months from now they're going to be working at Amazon.
Speaker 1:I mean, I agree. Obviously you guys know I don't believe in the deceiving sellers and all that. But what I will say is I don't know who Nick is, but I'm challenging him to a game of golf. I'll be in Tampa in September. Brother, you were 10 over and you were cutting a reel right there. All I'm saying, jordan, when we cut our video, we made sure we made par baby. We were even on that hole right. We ain't doing no 10 over bullshit. Yeah, nick, I got you on the course. Anytime you want, baby, I'll be in Tampa in September. We'll see you then.
Speaker 6:Like at that point, that kind of the straw that broke the camel's back for me was we bought a deal in Philly from a wholesaler that was under contract with another wholesaler. So it was like guy number one made $40,000. Guy number two made $80,000.
Speaker 4:And the seller got whatever.
Speaker 6:And the deal was still a good deal for me. So, and then the seller got whatever and the deal was still a good deal for me, so I didn't bitch or complain. It's like, hey, you guys made your money. But it was impossible to look at that and be like man, I'm about to do this giant rehab and I'm like at that point that kind of the straw that broke the camel's back for me was we bought a deal in Philly from a wholesaler that was under contract with another.
Speaker 1:I don't know what he's trying to say here. Like you run your numbers, you just said it's a good deal. Once you found out that the wholesalers made $120,000, that broke the camel's back. That was the straw that broke the camel's back. Why? Because you weren't going to make $120,000. Maybe that's what he was saying. Now that I'm going to get into wholesaling because I'm going to go do this giant rehab Now I wasn't going to make that much money. Well, for one, you're the end buyer. You have all of the power. You don't have to actually buy the deal. But if it was a good deal and it was a deal that you wanted to buy and you would buy day in and day out that's what you were looking for then kudos to those wholesalers for one, solving the seller's problem and providing exactly what your end buyer wanted, which is a deal that he bought, and also for making $120,000.
Speaker 1:I don't think there's anything wrong with that. Also, could hear the podcast host in the background go oh, there was two wholesalers involved. Listen, I actually teach people inside of Titanium University. When you get started, you need to be focused solely on acquisitions and then JV with another TU member for dispositions so you can stay laser focused. So one that seller gets taken care of, the deal gets moved, the dispositions people already have the relationship with that guy, the end buyer, so you don't take your foot off the gas pedal. Help more sellers. There's nothing wrong with having multiple wholesalers involved. It doesn't mean it's a daisy chain deal. It can just be literally how their wholesale businesses are set up and leveraging the communities that they're in. So I don't know, I don't love the attitude in there when it's like, oh, one guy made 40, another guy made 80. It's like, listen, that could just be the way that they want to run their business and there's absolutely nothing wrong with that.
Speaker 4:If you're still wholesaling like it's 2020, you're probably struggling to close deals. Here's what's working in 2025 and what you need to stop doing. The game has changed. Sellers are smarter, buyers are pickier and the market isn't as forgiving. But if you adjust, you'll thrive. First, stop relying on mass cold calling alone. Ai-driven lead gen strategic JV partnerships and inbound marketing are the future. Second, focus on real solutions for sellers. They don't just want a cash offer, they want options. Be the investor who understands creative financing, innovations and subject to deals. Third, build real relationships with buyers. You're not just selling a contract. You're solving an investor's problem. The stronger your connections, the easier it is to dispo deals. Wholesaling is alive and well in 2025, but only if you evolve with it. Want more details on how to wholesale profitably this year? Drop 2025 in the comments down below.
Speaker 1:All right, so I like his takes. Obviously, lead generation has changed since 2020, right, mass, cold calling, mass texting that was the big deal. Now, a lot more inbound strategies. When it comes to the options for sellers, I do agree with this. Listen, I'm the guy that's always talking about the hedge fund concept. However, I do believe there is power in doing novations, understanding current market value and doing whole tails. Understanding creative finance, like seller finance and sub twos, are extremely powerful. As a newer wholesaler, though, do not get lost in thinking that you have to understand all of those strategies right out of the gates. You can leverage, like he said, strategic JV partnerships of people that are already doing those and have that as their main business structure, and then finally, building a relationship with your end buyers. I don't think that's changed since 2020. I think that's always been the case. I just don't think many people talked about it back then as we do today, especially with the power of the dispositions softwares that exist. Right, everybody's getting the emails and the mass text messages and that it's about do they know who you are? Do they know that titanium investments bring solid deals and can it be a simple, quick phone call and you just fill a deal. That's the kind of relationship that you need with your end buyer. So love that, take. All right, guys.
Speaker 1:That's our episode of the King Closer Reacts. I hope you enjoyed it and, like I said at the beginning, I have to say a very special happy birthday to my baby girl, serenity, one of the best things that's ever happened to me in my life. To my baby girl, serenity, one of the best things that's ever happened to me in my life and just like her namesake, she literally is my Serenity. So I love you, baby girl. Happy birthday Show Serenity. Some love in the comments. We'll see you guys tomorrow.