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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
From $250k Deals To FREE Resources | The King Closer Reacts
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
(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
Welcome back to the King Closer Reacts. I am the King Closer, rj Bates III, and this is the series where I'm going to respond and react to a bunch of different YouTube shorts, tiktoks, reels, things like that. But before we do that, I want to tell you guys a funny story. So you guys remember Pardon the Disruption, that podcast that I used to do with Steve Trang, chris Jefferson and my buddies. And well, steve decided that us doing Pardon the Disruption hurt his algorithm on his original YouTube channel Disruptors. So he created Pardon the Disruption YouTube channel Disruptors. So he created Pardon the Disruption YouTube channel.
Speaker 1:Well, I gained access to that channel and I like to play my videos on all the different computers in the office because, you know, got to get the views up. So the other day I had a video that was playing when we were watching it from the Pardon the Disruption channel. Now, what's funny is is I do this all the time and so there's the same ads that play over and over and over again. Right, and you guys probably see them. You know every other ad is Pace Morby. You know sub two. And then you know there's some other little miscellaneous wholesale ads, because that's the world that I'm in. Well, funny enough, the other day, when I was watching Pardon the Disruption, the ad that popped up was for erectile dysfunction. I don't know. Make that out however you want. Let's get into the first video.
Speaker 2:The biggest deal that I've closed. I made a quarter million dollars in a day Wholesaling real estate. Right, we had a young lady she was older than me but we had a lady. She was looking to sell four assets that she had in her portfolio. So this is a portfolio deal, right. Portfolio deal is when someone owns multiple properties under their entity or whatever Right, she wanted to sell these four properties to get into a salon suite Right. So she sold those four assets. Right, we sold them to a third-party company, actually a hedge fund out of New York. Right, we sold it to a hedge fund out of New York and we made a quarter million dollars that day. So biggest deal I've done as far as on the single family side would be that.
Speaker 1:A quarter million dollars on a little four. It wasn't like a massive portfolio, it was just four properties. That's a banger of a deal, right there.
Speaker 1:What I will say about my experience over the past decade of analyzing portfolio deals is, as there's more and more properties inside the portfolio, it normally becomes more of a waste of time. Right, those sellers are going to be sophisticated, they're going to be investors themselves. They know what their property is worth and rarely do they have the motivation to need to sell it for that steep of a discount, unless there's something like this, where this seller wanted to move on to a different career path. Right, she wanted to move on to salon suites. I don't really know what that means, but I'm not in that business. Be careful, especially when you're newer, that every time a portfolio comes down that you get super excited and you're thinking it's going to be a quarter million dollar banger of a deal, because it can also be an extreme waste of time doing the recon, underwriting it, getting all the comp values, getting what the condition is of each property and a lot of times, from rent rolls and the financial records, it can be a time suck. So be careful with those portfolio deals.
Speaker 3:We get a lot of pushback from realtors, real estate agents, real estate brokers. It's funny because sometimes the real estate agents make more money on a house than the sellers of the house, which is crazy. That's insane. But I would say that our company for sure helps with nuisances. Community nuisances are, for example, a home that visually is a nuisance, or a home that's like an audio nuisance. If they're having a party, you can call the police. That's a nuisance violation. Well, a visual violation is if they don't cut the grass, if, et cetera. So these homes sometimes get boarded up, et cetera, and our company and our industry wholesaling real estate actually benefits the economy. Wholesaling real estate actually benefits the economy. No-transcript.
Speaker 1:Now we piece together the person who's going to do it. Wholesaler, we're not going to go in, we're not going to remodel it. We hope that our end buyers are going to. But I think the key phrase that she had there is the impact that we have on the economy. It's not only the fact that we're bringing properties up to code and fixing the aesthetics of the property, but it's also the fact that a lender is gonna be able to loan their money. That's how they make their money. The end buyer, a flipper or landlord, is gaining an asset. That's an opportunity for them to make money. Title company gets a transaction done. Contractors are gonna get hired. Maintenance, lawn maintenance crews are gonna get hired. The electric bills started getting paid are going to get hired. Lawn maintenance crews are going to get hired. The electric bills started getting paid. The water bills get paid. A lot of times these vacant properties have no utilities on. So it is really good for the economy overall and then as well, like she said, for the neighborhood. It can really improve it.
Speaker 1:However, what I will say is on TikTok, I have gotten a ton of pushback from when we talk about this topic, people saying what's not good for the neighborhood because you're raising the property values and it makes housing unaffordable. I feel like that's a little short-sighted. I understand where they're coming from but at the end of the day, no one wants a boarded up house or a house getting torn down. In certain areas like Detroit, kansas City, jackson Mississippi, you're seeing houses. Actually they're forced to be torn down because the property values have dipped so low that no one was willing to come in and buy those properties. So in a lot of the areas in the United States we are helping cities avoid that catastrophe.
Speaker 5:That's why I like wholesaling remotely. It's peaceful, it's quiet. Makes me want to spit some knowledge. Give you some knowledge. Okay, check this out. Whenever you are out and you see a for rent sign, it's a landlord. If that landlord also lives out of state, then you have the perfect candidate for an owner financing contract, because having property out of state can be hell. When things break down, you have to pay someone to fix it.
Speaker 1:When you need to grass cut, someone else cuts it. Insurancy of gutter get. What am I looking at? Ai gone wrong. Hold on.
Speaker 5:Let's finish spitting, or you give your money to a property manager. This fucking butt. To a property manager and then they pay that, but you give them 15% of your money Anyway. So right now that person pays for insurance, taxes and maintenance, so I don't know how much of the rent they actually keep. Okay, but they are settled in accepting payments every month. You need so Bro, bro and accepting payments every month you need.
Speaker 1:This has to be one of the worst reels ever created. I'm not bashing on a guy, I don't know him, but, Jesus Christ, if I ever post something like this, y'all please roast the absolute fuck out of me. Okay, Like one. What's happening with that button? Why are you even trying to do it? No one does the top button bro, no one Second.
Speaker 1:You gotta spit some knowledge because wholesaling is peaceful. And then he starts talking about seller finance. And then we're talking about if you see a for rent sign and the seller is out of state, that's a perfect seller finance. Why, why, why, how does this make a seller finance deal? I'm waiting to get spat on. When is the knowledge coming? Let's just assume that today I decide to go on the MLS and pay full market value for a property with a loan. I'm going to use Jeremy Demers, a lender that I use, good buddy of mine, and I'm going to go pay full market value to buy a property because I want a tax write-off in Birmingham, Alabama and I put a for rent sign.
Speaker 1:And now you, because you have been spat on with knowledge from this reel, call me and say I would like for you to sell our finances? No one, I can't. I have an underlying mortgage. My lender won't allow a wrap. We're just, that's just. We're not going to talk about that. That's not a thing. We're not going to talk about the underlying mortgage. Two, I bought the property so I could rent it out. I already underwrote it with knowing I have a property manager. I know when shit goes wrong. I got to hire someone. Brother, if I own the house right there, 10 feet away, and something goes wrong, I'm still hiring a dude to fix it. You think I'm going to go fix it? Shit, I'd make it worse. What are we talking about? I was not spat on with knowledge, okay. I was just disturbed by everything that was said during this video. Again, less regulations on wholesaling, more on cameras and microphones than just random people.
Speaker 4:There's a million different ways that you could actually start wholesaling with no money, but the truth is most of them sound good on YouTube, but don't get beginners actually far. So let me break down the two methods that I know for a fact will get you a deal, as long as you are consistent with them. Number one is old rental listings. These are going to be tired landlords who cannot get a property rented, every single day that that property sits vacant. It is costing them money and you don't need a paid tool for this. You can literally head on over to Zillow, set it to for rent and set the actual filtration on the dates to 36 months plus and, as you can see, you'll start to see listings that were 145 days plus.
Speaker 4:There are plenty of options and the longer it's been sitting, the more likely they are to selling at an actual discount. I've literally had landlords in the past pick up and tell me that they were happy that I actually offered this to them because they were just entirely done with the property. And if you guys want higher volume, the second option is going to be a bit more of a grind and it's simply cold calling lists yourself. It's the highest volume free method if you're calling county data, but it requires many hours. The catch here is really stamina, but if you're brand new, these two give you the most realistic shot at actually landing your first deal All right.
Speaker 1:So I love the first option there going on Zillow, finding those four rent properties that have been out there forever. But, unlike the last video, we don't call them and say, hey, will you sell our finance? We just say you want to sell it. Say, hey, will you sell our finance? We just say you want to sell it, how much you want for it? Make that cash offer. We don't have to just jump into creative finance because it's sexy nowadays. Cash offer is still the sexy beast out there. It's where all the deals get done.
Speaker 1:This guy knew what he was talking about. I do enjoy the tips that he gave there. The second one where he was talking about pulling the list, cold call and whatnot. He is right, it takes stamina.
Speaker 1:A lot of people say that you got to do that to really earn your, get your reps in and build up the skillset. I don't necessarily think it's the case. I don't think you have to go out there and get those reps in. But if you don't have any money, I don't think you have to go out there and get those reps in. But if you don't have any money, that's absolutely a great way to go get deals. I like the first one a lot better than the second one. I think it's going to lead you to getting that deal faster than the second one. The only other feedback that I give this kid is is less words. There was one part. Man, you talk so fast. I was trying to read what you're saying and listen. I I get it. You want me to watch it over and over and over again, but there was just too many words outside of that good knowledge.
Speaker 6:Um, I did learn a thing about ohio. I think I shared that with you already. Jasper, a wholesaler from ohio, was saying that it's it really hasn't changed much them passing that law that you just have to do. You just have to market it as an assignment. So I was on a resimply training and the guy who's doing the training is a wholesaler in Ohio and so I dropped in the chat how do you get around the law you know against wholesalers? And he was like oh, it's not really an issue, we just have to market it and say it's an assignment. So you say for assignment when you're marketing your deal. And he said he's not having any problem.
Speaker 1:It's business as usual. So that was interesting because we got scared when we really heard about the law. So this is pretty much the case with almost every regulation out there. It's more about disclosure and transparency. That's what they want from us because of really us being morons for the past 10 years At least, that's how long I've been here, so I'm sure we were morons before I got here, but in the past 10 years there's been a lot of lying and manipulating. And they're saying, hey, we've got to remove the predatory acts that wholesalers have been taking, so just disclose what your true intentions are. Tell everybody, just like realtors show up on retail listings and tell people I'm going to list your house and I'm going to get paid a commission, it's no different. We're basically going and we're saying, hey, we want to wholesale your house, we are going to assign our equitable interest to an end buyer and as long as we do that in most states equitable interest to an end buyer and as long as we do that in most states we're completely okay, despite it having regulations.
Speaker 1:All right, guys, that's our episode of the King Closer Reacts. Hope you enjoyed it. Everyone say a prayer for Steve Trang and his wife. Hope everything works out there. Let me know what you thought about today's episode in the comments. Show me some love, like today's video, and we'll see you guys tomorrow.