How Titanium University Members Close $100k+ a Month in Wholesaling

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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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Chapters

• 0:00 Starting in Real Estate
• 4:02 Door Knocking and First Big Deal
• 14:12 Building Mr. House Business
• 29:26 Scaling the Operation
• 39:22 The $90K Deal Story
• 1:02:07 Future Growth and Acquisitions

Transcript

Speaker 1: 0:20

Thank you, yep. Yeah, we're at class number five.

Speaker 1: 0:36

Hey, there you go, so yeah, okay yeah, I mean, it's been a long, long ride and it started kind of randomly. Um, I think it was like two and a half years ago or so. We were struggling to figure out what we wanted to do, just with our careers and everything. Abby was, she just got her loan officer license and as soon as she got her license and, you know, finished the tests and everything, the market kind of crashed. So she was trying to figure it out.

Speaker 1: 2:03

I was a recovering addict so I was trying to figure it out. I was a recovering addict, so I was trying to figure myself out, and her dad actually invited us to like a three-day rei event where you know, we went to it. We kind of just got the rundown of everything, the, the group that we were in or we went to. It was all about sub two and it wasn't sub two specifically, but it was about buying properties close to foreclosure, knocking pre-foreclosure stuff like that, and they convinced Abby's dad to buy in on like a $20,000 entry fee through a credit card, something like that. Uh, that's how we got started and, honestly, like we got into it and probably four or five months into it didn't do shit with it, like I don't know that's just how things go sometimes. We didn't do anything with it and abby was working a part-time job. She was working at her cousin's like uh was it a part-time job.

Speaker 1: 3:04

She was working at her cousin's like, was it a song, thank you. Yeah, I applied. I was applying for a couple jobs and I was just like this isn't for me. I mean, jobs in general, w2s have never been for me. I grew up doing things that I probably shouldn't say on YouTube, like selling things to make money and whatnot. And yeah.

Speaker 1: 4:11

So I just never fit into a W-2 lifestyle or anything like that. So when it came down to like, okay, I need to make money, what do I need to do, I started watching the trainings that came with that group. I found a mentor and the mentor started taking me door knocking. So we were door knocking pre foreclosures and it took us like two and a half months to finally get something under contract. It was funny, the contract that we got. We were in the kitchen of these like 60, 70 year old meth heads and they're like down to their bones, just like it was a very scary sight. And they're tweaking at the kitchen table while we're signing the contract and everything. And yeah, we got the contract signed. We go outside and my partner's like dude, I just want you to know, the only fucking reason I got this contract signed is because you were here and you don't have any contracts. He's like this isn't going to turn out to anything, yada, yada.

Speaker 1: 5:12

And two months later we stopped the pre, or we stopped the foreclosure once or twice and we negotiated a $360,000 IRS lien down to $160,000 and we were able to get a $42,000 wholesale fee of it. So it went from being like you know, I'm just signing this because you're here to okay. Now we're cashing big checks, and that's really where it all started. We did a couple more with Brian and then things kind of just fell apart. But that's really where it all started. We did a couple more with Brian and then things kind of just fell apart, but that's where we started. Thank, you, you know I mean yeah yeah, it was.

Speaker 1: 6:42

It was. It was days full with a lot of sweat, but I was just like, you know, just like a puppy dog. I was just following brian along, just like, okay, teach me everything that you know, please show me everything. And you know, with every door that we knocked and every couple minute conversation that we had, I started to grasp a little bit more. Um, of course, we got a ton of doors, you know, slammed in our face, people coming outside with guns threatening us like get off our fucking lawn, and crazy stuff like that.

Speaker 1: 7:15

But when we solved these people's problem, it was like, okay, I get it, this is what it's all about. Like you solve big problems and you get big paychecks, and I mean, it was. It made it all worth it. And it's not like we just, you know, started wholesaling and started calling PPL leads. This got my skin thick, like I was going through you know, the trenches, these not most people don't even dial pre-pork closures, but just doing it, it made me learn like, okay, this is real and I can make something out of this for sure. Thank you yeah.

Speaker 1: 9:13

Yeah. Yeah, so like you don't okay, uh, so no Thank you uh, yeah, she needed an id and she gets for whatever, whatever reason, couldn't get to the DMV herself. So I mean, yeah, we literally had to fly out there, get a rental car, go pick her up, bring her to the DMV, get the ID and then drop her off and fly back in the same day. And that deal was crazy. It ended up being no, that was at 66 that we split.

Speaker 3: 13:05

Yeah, yeah, thank you yeah yeah, yeah, I uh.

Speaker 1: 14:15

So we were, we knocked out like five deals, I want to say with brian and from abby, from cold calling, and then me door knocking with Brian and on one of those deals, uh, we, it was in Houston, so I didn't really have any buyers down there that I talked to from the previous deals and we. So we're in the art the REI group I was telling you about. Nico is also in that group. So Nico is like praised upon Dispo House in there. We sent the deal to him. He was able to gather some offers and just, for whatever reason, the offers didn't work out. But I was noticing like, okay, this is what he does. It's very smart, like a niche, and you know there's not any other person in this group that is doing what he's doing. So, after his buyers couldn't do it, for whatever reason, I ended up posting that same deal on Facebook and like calling every buyer that I could find, you know, and I found a buyer to perform on it and I was like, ok, this is pretty cool. You know if I can make 30% of other people's fees or more, you know, I think there's a really there's a business model here that isn't really being touched by many people. And it just so happened at the same time that our relationship with Brian just kind of fizzled out, for whatever reason we're still really good friends with him. Things weren't working out the way that everybody wanted to, so that was like may or a little bit before may of last year. So that was that. All went on.

Speaker 1: 15:54

And then in may I was like, okay, this is what I'm gonna do, I'm gonna be mr house. I was like driving through dallas one day and there was a sign on the side of the road that said need a fence, call 1-800-Mr Fence. And I was like Mr Fence, mr House, you know, did the numbers on my hand. I was like, oh shit, that's perfect. And I went through the computer, searched it up on the LLC network thing and, you know, nobody had it. So I was like, okay, that's it.

Speaker 1: 16:23

So in May I I started blasting myself everywhere on Facebook I'm, mr House, 70-30 in your favor. And I was able to get a couple guys like that Got some very rural deals, but at that point we had the lowest level of investor lift. So it took a shit ton of cold calling and everything like that, but I was able to get a deal here and there, and that's really just what started the ball rolling. I could see that there was something there that could work. It just took figuring out your method and your formula to make it all work correctly. Yeah, thank you. Yeah, yeah, thank you, thank you so?

Speaker 1: 21:25

yeah, I mean that that thing was all all weird. We I saw that event probably two days before it happened on Facebook and I saw that Steve was going to be there. Steve, you know he's before that he was on the investor lift, like Dispo Day called. So I was always watching that and following him and me and him kind of created a little relationship, just texting back and forth about deals and whatnot. So I was like, okay, I gotta go down there to meet him. So we decided to go. Like two days before the event we went down there and then, little do we know.

Speaker 1: 21:54

You know, you and cassie get on stage and abby and I were like you know, that was one of our first events where so we were just by ourselves, you know, in a corner and not truly trying to talk to anybody or anything, because the previous events that we've been to were like suit and tie, everybody is very formal and like doesn't feel like you could shoot the shit with anybody, and so we're just sitting there and then you guys get on stage and I don't know if you remember this, but aaron bevins was there and he was late and you were like, okay, whenever he walks in the door.

Speaker 1: 22:30

I don't know. I think I was like everybody said fuck you, aaron bevins, or something like that. And so that happened and we were like this is different, like this is kind of cool. And then you, you and Cassie just started going back and forth and talking and being real. Like your personality was real. You were like so I don't know what the word is, but just yourself, yeah, yeah, like halfway through, abby looked at me and she was like they're us like we are them, yeah, we are.

Speaker 1: 23:07

I'm going to show you how to make a little bird.

Speaker 3: 23:33

I'm going to make a little bird. I'm going to make a little bird. I'm going to make a little bird. Thank you, okay, thank you, um yeah, uh.

Speaker 1: 25:52

Thank you, um, thank you, yeah, yeah. And another thing that san antonio thing was honestly a blessing, like we got to meet you guys, we met steve, and then meeting michael yannis too I'm real good friends with them now and he sells all of our sub two wraps in san antonio, so it was just like the perfect meeting for us. Yeah yeah, abby was like pinching me like after or during the meeting. She's like you have to go talk to Steve, because that's why I came. I was like, okay, I'm going to do it.

Speaker 3: 27:29

And then yeah, thank you yeah.

Speaker 1: 29:02

Thank you well the plan was is like we needed dispo to foot the bill, so we need to. You know, we needed to live. None of us had w-2 jobs or anything like that. Abby had left her part-time job after our second deal, so we knew that, without Brian and without his systems and everything, we needed something consistent. So Dispo is what we latched on to and we started getting consistent deals probably a couple months after May. And we started getting consistent deals probably a couple months after May. It was like let's figure this out, let's have it foot the bill and then we can open up acquisitions. So in 2024, we ended up closing 21 deals. Like majority of them were outside of TU. We were still trying to figure everything out. You know, just get all the systems in place. And we were only in TU since September of last year, so not that long.

Speaker 1: 30:35

I want to say, like in December is where we really like figured things out and knew what we were doing and pushed really hard, yeah, and in December we closed like four or five deals, I think. And then in January we did pretty well again and in December we got to the point where we had like six or seven active deals. So Abby and I couldn't juggle all of them at the same time. So we talked to John Allen. John is one of my good buddies from the REI group that we were in. He was brand new to the game too. So we were all like he was brand new to the game too. So we were all like just trying to learn together.

Speaker 1: 31:24

And I could see that he had this drive in him, that he wanted to do whatever it took to make this a reality. And he was only 19. So I was like, dude, that's amazing, I wish I had your drive and like clarity when I was 19, because I can only imagine where I'd be at right now. And so in December we were like, okay, how about you join the team? We'll give you a split of every deal that you close. So in December one of those deals was his that he was able to close, and then it kind of just snowball effect after that. So January we closed a bunch of deals. Snowball effect after that. So January we closed a bunch of deals. We just kept going, kept going. Year-to-date today we closed 55 deals and we have nine pending. And out of those 55, 26 of them were with TU members. So yeah.

Speaker 1: 32:34

I want to say, like in the past two or past three months, we really figured out like our algorithm and our this is what we have to do to get the deal to the finish line. And if we can do, you know, x, y and Z within 72 hours we will either have the deal assigned and if not assigned, we will have feedback to either go drop the seller to a price that we can't accept or, you know, let go of the deal. So now, like we know, okay, when we accept a deal on Monday, by Wednesday we need it assigned or we need to, you know, pivot some way or another. So we're not wasting our time on deals that aren't necessarily deals and we're, you know, getting over things, things very quickly. So if we need a price reduction, we'll get that on day three. We know we get as much feedback as we can to make sure that we have the ammo for our wholesale partners to go in there and get the reduction. And yeah, I mean it's. It's been fun. We've figured out our rhythm.

Speaker 1: 33:39

We hired another guy a month ago. He was able to close four deals his first month and made over $5,000 his very first month with us. John just closed. I think he's like on four or five this month already. He just hit his first month over $10,000. Month already he just hit his first month over $10,000. He's taken home $11,000 already until today of this month. I think he's got two more closings that are going to come this week. He's going to maybe hit $15,000, I think, by the end of the month. Yeah, yeah, yeah, thank you. Yeah, yeah, uh, we've, we've had like a couple, a handful, that have come in, like maybe I think tony called me on one tony, another tu member, like he'll shoot me a lead here and there and I'll go, you know, call the seller if I've got some time and we've locked up a couple like that. And then just in different ways, like yeah, yeah, yeah, yeah, yeah, yeah, thank you yeah.

Speaker 1: 37:40

Yeah, yeah, yeah so oh, thank you we've got our formula down now and that's what matters. Like after once I figured that out, we we were able to grow you, you know we've hired another person. I now have time to go network as much as possible, so I'm constantly like joining different Zoom groups and meet. You know we're going to Houston on Thursday to go to an all-sailing event, just like different things. We go to Texas Tuesday. Every Tuesday, you know, first of the month we just try to get our name out there as much as possible, because now it's like I know what I know and I know what we can do. So I don't feel like I, you know I might fuck something up or something. If we can't sell your deal, it's not our fault, not our fault. You know there's an acquisitions problem there and we will conquer that problem and get you feedback to go. You know, figure it out.

Speaker 1: 39:44

And now what we're focused on is like making our process as smooth as possible. So you know we've hired a TC within the past month. We've got her up and running. Uh, just like doing things to make life easier on me and abby, because right now it's her. Last month was wild. I mean, I'm getting called non-stop every day because you know, a deal is trying to blow up in whatever way and I'm just having to. You know, I felt like a fireman. Every morning I was putting on fireman suit and just putting fires out all damn day. But now, like with the process, you know, the more that we grow, I think, the more deals that we'll be able to take on and, just like you know, more successful.

Speaker 3: 41:05

Yeah.

Speaker 1: 41:38

Oh yeah, like nine weeks.

Speaker 1: 41:49

Yeah yeah, that's, that's one reason I love to you, because there's been, I can't tell you. You know, out of those 26 deals that we did with to you members, a lot of them were their very first wholesale deal and, like after we closed the deal're like we could have never done this without you. And now that's created, like this lifelong bond that we have together, where they know and they can trust us to send you know, their leads or their deals and we can give honest feedback to them and they, like Abby said, they don't take it personally because that's, you know. That's one thing that I hate to see is I'll give feedback, you know, based on what I see in the deal, and then, for whatever reason, they don't like the feedback and then I see it posted by another dispo company. I'm like, oh man, all right.

Speaker 3: 44:02

Right, right.

Speaker 1: 44:25

Yeah, right, yeah, yeah, yeah, yeah, yeah, yeah. That that part's super important to me because we our buyers you know they trust us because they want good deals. And I love when a buyer like tells me they just finished their flip and they just sold it and made x amount of dollars on the flip because they trusted what we said and now they're ready for another deal. And it just it matters a lot to make sure that you're not, you know, screwing people over and selling stuff that shouldn't be sold. Yeah, that one was a roller coaster. I mean like from the day that he sent it to us to the day that it closed like so many bumps in the road. But so he sent it to us. He said, yo, I got this amazing lead. Uh, I haven't locked it up yet, but I know it's an amazing deal, so we all comp it. And so he sends it to us, we comp it and on PropStream, like what did you say, abby? There was like 15 comps within a half. Thank you, thank you yeah, yeah so.

Speaker 1: 48:37

So he's sending over at I think he had it like he was thinking he could get it at 170, something like that. Um, he didn't have anybody that he trusted to go over there and get the contract signed. And we've all dealt with, you know, sending a notary over and they can't get the contract signed, for whatever reason. They don't know what they're having signed. And when a seller asks a question they don't have an objection. So you know we it's funny, actually, max Garcia, which is another TU member, I wrote had him go over there. So we originally had him at 170, the seller at 170. Max went over there and he got him down to 160. And he got the contract signed. So immediately, right off the bat, we had a 10K reduction, which is awesome. We quick comp it. We see that there's properties selling for like high 400s in the area. And then that's when I was like, okay, abby, I need you to bust your ass and, you know, put this thing down to the nitty gritty. And she's like you know, she does all of her comps and everything. She thinks we can sell it for 270. Mind you, we have it at 160. So at that point we're like you know what? I've never sold a deal with that much meat on the bone. So we're over here thinking like you know, we shouldn't get greedy, we shouldn't post it that high. And then you know somebody calls the seller and they tell them what's going on and then we blow up the whole deal. You know all of that.

Speaker 1: 50:13

So we gave Hyrule all of our feedback and everything, and what we decided on was to send it out at 270. So we went with Abby's gut but he was like only send it to your VIP buyers. I don't want this thing posted on online anywhere. You know which was understandable. So we send it out to our guys I think like five guys within 30 minutes. Three of them want to walk it. So one of them goes out there. He's like oh, I really like this thing. Can you guys do 260? And we're like, holy shit, like this is real. Yeah, His hirer was like yo, let's just post it at 230. You know, quick deal, let's get it done, let's not be greedy. And abby, after abby did that, I was like nah, man, we're posting this at 270, so we post that 270. Dude wants it at 260. Uh, throughout the weekend he does his comps and analysis and all this shit. And then on monday he comes back and he's like, well, really, I need it at 2.30. Can you guys do 2.30? And you know we bring it back to Hyrule. And he's like, let's just get it done. You know 2.30 will work. So we tell the buyer, okay, let's do it 2.30, we'll get it done.

Speaker 1: 51:34

And their whole plan was to knock it down and build like this duplex on top of you know the current yeah. So they're like OK, that's what we want to do. We need to get the survey back. Once the survey has been approved and it's confirmed you know what it says on the CAD then we're ready to go. So so one thing that we never really do is send out assignments with contingencies on them, and in this spot we did, because we didn't want to blast it out. And then somebody called the seller so we told him okay, we can do that.

Speaker 1: 52:16

Once the survey comes back, your money, you know, your EMD becomes hard. You know, all of once the survey comes back, your money, you know your emd becomes hard. You know all of that survey comes back. And it's seven and it takes a week and a half to get this survey back. And we, you know we're on our clock. We're on our 30-day closed clock, so a week and a half wasted. We get the survey back and it's like 700 square feet smaller than what Kat says.

Speaker 1: 52:41

So the buyer is like, oh well, let me talk this over with my partner, blah, blah, blah. A day later they're like oh, we're going to need this in the low hundreds because of this. You know, we're going to have to look at it, look at it as a flip, all of this. And I'm like okay, look at it as a flip, all of this. And I'm like, okay, I. I was like, I was like we'll get back to you. So we hang up that phone call. I get on the phone with john. I'm like dude, blast this thing, we can make more than that. Do not put it on investor lift though, only send it to our vip buyers. So we send it out and you know less than a. We get one of our guys to go out there and he wants it at $250. So we call the first buyers and we tell them we're good, we don't want that price reduction. You can have your earnest money back. We got another buyer. We assigned it to our new buyer. He puts in EMD same day.

Speaker 1: 53:39

In the meantime, titles finally got everything together and they're ready to close. So we get the new assignment in there. We've got 14 days to close. We set our closing date and time goes on like four days or 10 days out from closing. Like four days or 10 days out from closing, the buyer calls me and he's like oh, just so you know, I'm going back to mexico to get my visa renewed the same two days before closing, you know. So sometimes they hold my passport hostage for like a week or two and I can't come back to close. You know all this stuff and I'm like okay, but we will figure out a way to close this one way or another.

Speaker 1: 54:24

So I called Hannah you know that's our title company, independent Texas title in Texas. They're legit, the best title company to work with in Texas. And she told me that we can use an online notary no problem if he has an ID. And, of course, homeboy doesn't have an ID, he has his passport. So he's being held hostage in Mexico by the Border Patrol and everything, waiting to get his ID back In the meantime.

Speaker 1: 54:56

So since it's a $90,000 fee, we're like okay, we need to double close on this. So we're getting double closing paperwork figured out. Then the lender for the buyer hits up, hannah, and she's like hey, our lender doesn't allow a double close, pass-through lending. So no pass-through funding. You know you can't use their funds to close it, all that good stuff. So, and this is seven days out from the closing. So then I'm scrambling, trying to find somebody to fund the double closing. So eventually I figure out that Ryan and Hannah they had a little bit of cash sitting aside and they were like, okay, we can do it for you. So another reason why to use Hannah for titles she's amazing and they can fund your double closes.

Speaker 1: 55:45

So we had that all set up and two days before or three days before closing, the lender calls title and they're like, oh, we don't have a survey.

Speaker 1: 55:57

We need a survey to close. So I'm like, oh, that should be easy. So I call the old buyer and I'm like, hey, can we get a survey? And they're like, no, we're not giving it to you unless you pay us the 800 that we were out of pocket on the survey. I'm like, bro, we held this thing for you for over a week, worked with you everything, you got your earnest money back. The least you can do is give us this damn survey. And you know things go on. We eventually get the survey, thank God I send it in the title and you know we're thinking OK, and now we're finally here, we're going to get this thing closed. So on Tuesday of last week we're all signing our HUDs and everything IRO's all signing with us. We get our portion signed and then Hannah calls me and she's like hey, the seller just got into a car accident on the way to meet the notary. Yeah, yeah.

Speaker 1: 57:05

Yeah, so the buyer's already signed his shit, he's already funded the whole thing and we've already signed our portion, but the seller, he hasn't signed. So, thankfully, the very next day the notary went out to the seller's house and he signed and it wasn't, you know, like a BS car accident. He actually got into a car accident. He's okay, everything was good good, it's like yeah, 85 after the double closing fees.

Speaker 1: 57:44

Yeah, yeah, I mean market sucks, market sucks right now, but that's I mean we're doing the most deals that we've ever done, I think on this month. We're set to close like 14 at the end of the month. So it's just, it all depends on you as an acquisition specialist. You know what leads you're targeting. What your closing method is is. It should be the closing formula, the closer's formula, right, yeah, thank you, yep. Thank you uh um um, thank you.

Speaker 1: 1:02:07

Yeah, I mean goals. I'm trying to not automate like as an ai, but just automate everything to the point where I'm not involved in every day to day aspect of the deal. So I'm not having to handle the TC, I'm not having to. You know just everything that comes with the Dispo deal. So I want to get it to a point where I can step away and Abby has already stepped away and started the acquisitions. But in January I want to get to the point where I can step away and I can start doing some acquisitions as well.

Speaker 1: 1:02:34

We've got a specific kind of thing that we're going to be targeting. It's called the tax delinquent leads. We're going to be doing like two years delinquent and solving title issues and stuff like that. Because as many deals that we have done, every single deal, you learn something new. Delinquent and solving title issues and stuff like that. Because you know as many deals that we have done, we, every single deal you learn something new. You know whether it's an easy deal or sub two deal, that's facing pre foreclosure or something like that. We learn something every single time we do a deal. So I want to get to the point where I can solve really big title issues to get really big paydays.

Speaker 1: 1:03:13

Yeah, thank you. It could be in the works as of right now. I've kind of put it off. There's enough business in Texas and Florida. There really is, and even with Nico and the crew there's enough business for both of us to be successful here. So what we pride ourselves in is like bringing you a quality service and showing you the feedback on why or why your deal does not work and you know. Yeah. And like knowing, like when you send me a deal in Waco Texas, I know who to call in five minutes to get feedback or lock it up. So it when you open up to different areas that you're not as familiar with no-transcript, that's for sure, thank you.

Speaker 3: 1:11:57

Yeah, so I don't know um Thank you. It says my name here. Thank you, yeah, yeah.

Speaker 1: 1:14:49

Yep, I want to say like we wouldn't be here without you and you know you tried to run away from us at the parking lot and get to your car, but we tried to get out and we followed you here and now, you know, when we were sitting in those seats and thinking like this could be us and we could turn this into a reality, you guys have allowed that and this, this, really has turned into like something that we'll probably do for the rest of our lives, and it's it's just amazing to know, like, just from that one random event to now being where we are now is just it's mind blowing and I can't appreciate you guys.

Speaker 1: 1:15:31

We appreciate you guys. So so much, yeah, but that being said, for us to continue growing and for us to continue being successful and providing as much value as we do to you guys, the wholesalers, we do need to up our fee and we're not doing no 50-50 or anything crazy. We're going to have to bump it up to 60-40 and that's just so we can keep our systems in place and we can keep providing you in place and we can keep providing you as much value as we do. I think everybody will appreciate that and recognize that we deserve that. I don't think there will be any backlash there, but I figured we would drop that here, yeah. Yeah.

Speaker 1: 1:17:10

Yeah, yeah.

Speaker 3: 1:18:11

Yeah, yeah, yeah, yeah, yeah, um, yeah, so yeah, thank you.