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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
LIVE CLOSE At Wholesaling Syndicate Live 2025!
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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
Initial Call with Potential Seller
Speaker 1Hey, it's Quentin there. Yes, hey, Quentin. This is RJ Bates talking about the robbery down on Dexter Street. Looks like you filled out a form on my website or thought something on my team about selling them.
Speaker 2Is that correct? Yeah, actually that was a disappointment.
Speaker 1I'm not a sales manager, so I'm not going to market. How much were you asking for? I'm probably listing it at $68, $69. Okay, what do you plan on listing it?
Speaker 2Like for two weeks.
Speaker 1Okay, Did it need any work or is it in livable condition?
Speaker 2It's in livable condition. I mean, everybody's got their thoughts up.
Speaker 1Yeah, I'm going to get it all cleaned, and you know an investor just like me. I mean, if I buy it from you at $68,000, is there a chance for me to make money off of it?
Speaker 2I mean, if you were going to come in cash, I'd do like $62,000 and talk to the realtor $60,000,. I don't know, I'd do something else, if you wanted to All right so say I bought it at $60,000.
Speaker 1If I do all the stuff that needs to be fixed up to it, what could it be worth? I mean, I think if you threw $10,000 into it, you'd probably be able to sell it at $89,000. There's a house that's two doors down that was on the market for $104, and it's under contract. I'm waiting to find out what the accepted offer was, but I mean, that's just preliminary, like off the top of my head.
Speaker 2I think you know a little bit of work into it, making it nice and a redo, maybe a kitchen floor. You know, throw in a nice appliance in there.
Property Value and Rental Details
Speaker 1You know kind of saying those things. You know 85 to 89. Okay, how much money did they rent for the insurance? I was getting $1,250 for it. Well, it's dead.
Speaker 2Why are you selling it? I'm selling it.
Speaker 1I have an office in Arkansas. I'm selling it to them. I live in Nevada. I'm trying to consolidate. I'm selling those two properties to to find more folks out. Here Is the Arkansas in similar condition, or what's the deal with that one? The Arkansas is in better condition. The one who's recently renovated has got a tenant in there right now. Her lease is up in pay, but that house is a little nicer as far as like.
Speaker 2Like the issues.
Speaker 1Can you get the address? I'm just pressing X. I'm probably in a super big rush. If I'm there right now, I'm like once this runs on I'll probably get a little more of a zip. But yeah, I can shoot you the address. Yeah, that'd be great. You can just text it. Just you the address. Yeah, that'd be great. You can just text me this one I'm going to. I mean, if I were to buy the wine in Toledo, he said it could be worth like 90.
Speaker 2Well, I think I think up here, the next player to have money is where I was going to be up here in the next square or two.
Speaker 1You know I was going to go on to it. What's it going to be? You know I'm going to be up here and my carpet floor is mostly throughout. But I was going to replace the you know carpet in the living room a small amount of carpet. I was going to redo the carpet in the living room a small amount of carpet. I was going to redo the kitchen floors and update the appliances. I replaced the porch on the back end. I was pretty much just going to do that. And then the roof. I think I have a few I'd say five years of life on it. That's definitely getting there. I got a few clothes on the sorry, I'm shooting cats. I got a few clothes on the roof for anywhere from like $9 to $13, depending on what he's going to do Paying that $40 off or the $11?.
Speaker 2Yeah, I mean I think you know paying.
Discussing Subject-To Purchase Option
Speaker 1I mean I'd like to walk away from this, you know, at least I mean, that's not a lot of money I'd like to walk away with at least, at least ten grand. So my question is if I gave you ten grand, did I just take over the board? Um, yeah, I think we would have, I forget, just like five hundred dollars.
Speaker 2Five, fifty.
Speaker 1Alright, hold on one second. Let's get $12.50 a month. I'm hearing whatever. Well, yeah, basically it sunk too. I would just buy the house sunk through the mortgage and it gave me 10 grand and I just started making some mortgage money. If you get $1,250 and you make $500 of mine, I can make you 10 grand. I'm starting to rent it out for $1,250 a month, yeah, and I guess that's what you'll pay on the top.
Speaker 2Through the elevator Wow. Shout out to the section through the elevator Wow. So that was sexy.
Speaker 1Does that mean? Is there anything that I can show about that changing?
Speaker 2Yeah, I mean that's even better because it's guaranteed red.
Speaker 2Yeah, it's not going to be red, it's going to be blue, it's going to be blue. Yeah, so I don't know if it's just the business side of things, but I think the section A I think you know she had a lot of great sections and I think we were very fond of them. And, just like you know the section A it's good to play every year, to come up with new regulations and let's do that. It's just like it's a game working with them. So I think we actually have a great list to be a decent tenant and I bet myself I'm not a scientist, I'm not a human being, I'm not a human being.
Speaker 1I just thought that it worked without the, it was worth more of a ton of bucks extra, Just like just to get through all the bullshit that could be honest. Um real quick what's the interest rate on?
Speaker 2this, I don't know. Seven to nine. Seven to nine.
Speaker 1How many years? 30. 30?. So, 500 a month. 1250, section of 80.
Speaker 2All right, alright, I've.
Speaker 1If I do the tip right down to you, you'll all notice something. Yeah, I mean, I think I can do that, I don't. I don't see why not. I don't think there's any.
Speaker 1I don't think there's any reason that it wouldn't work Alright. So here's what I'm gonna do. I want to send over a traditional purchase agreement to you saying that I'll buy the house, subject to the mortgage, for 10 grand down. Then I also want to. After we sign the contract, I want to come out with the property. Make sure all right, I'm good. I want to look at the bank statement. Make sure like there's nothing crazy going on there. If everything's good and we're both in agreement, then it's all right. Let's put the initial subject paperwork down and then we'll post. Is that good for?
Speaker 2you.
Speaker 1Yeah, I mean I've been working behind. You know, I've been on the website for about eight or seven years. To be honest with you, like I've heard about it, I've never really explored it myself, you know, like I've always just you know I've done some moving work.
Speaker 2I'm curious, you know like I have a house in.
Deal Structure and Agreement Terms
Speaker 1Arkansas. I bought it Southern Finance. So the guy actually. I don't know if he's agreed on it, but I'm trying to, you know, decide for him. I've got non-traditional traditional financing where you know and it's not the key.
Speaker 2I don't know. I'm going to go ahead and sign it. Yes, yes, yes, yes. Sorry, phone cut off.
Speaker 1You want me to give you a breakdown of why. The main difference is taking Sub 2 and Seller Finance. So, Seller Finance, honestly, you're taking a lean position and you're carrying enough like you're the main right. Well, Sub 2 may already exist and are already in that lean position. That mortgage is in your name, so is the deed. What happened here is that the deed is in my name. The mortgage is just staying in my name. I begin making the payments. We have to purchase and sell the thing in place that holds my feet to the fire to make sure I'm making these payments.
Speaker 1So just like seller finance is basically a short term marriage. Me and you are going to be married for a little while. Until I accept that we'll refinance.
Speaker 2Okay, that makes sense. That makes sense. Yeah, I mean, I don't see any issues with doing that. I will. Uh, here I actually. I got it.
Speaker 1I got it. Alright. Let me give you my email real quick. Yes, please. So it got it. Let me give you my email real quick. Yes, please. Actually, you weren't just texting to me. Yes, you're getting me Texting to me as well as the address of the Arkansas deal too. Okay, I'll send you a text right now, Alright, and what I'll do is I'll probably draft up that contract. I'll get it sent over to you, Brian, in like 10-15 minutes. Okay, Alright, sounds, appreciate it. My name's RJ Bates.
Speaker 2Alright, appreciate it, boy.
Call Analysis and Key Lessons
Speaker 1Bye-bye, All right so what's funny about that is earlier and I'm sure you'll hear this throughout the next day but earlier when we were talking about opening the questions and not covering the layers of motivation, and I know it's really hard to get that call. But his initial response was do you want to sell? He said I'm a good brother. I signed documents with a realtor. I'm going to be listening in two weeks. I'm good right now. He said okay, you still want to sell? How much are you going to be asking for? Just bulldoze right through it. He still wants to sell. He said I'm going to be listening for $69. Ask questions. Next thing, you know.
Speaker 1He says I would sell it to you for $60,000 if you were to buy it without the realty. How much is it worth? $89,000 after you put $10,000 into it? It doesn't work. So then I tell him if I were to come in and it's worth $90,000, put $10,000 into it the best I could offer you would be low to low $50,000. With that, all of a sudden he says I owe $45,000. I need to at least walk away with $10,000. Hold on, if you owe $45,000 and you need to walk away with $10,000, what's the most important thing about this closing, getting the $10,000. If I were to give you $10,000, can I take over the mortgage? Yeah, I have no problem with that. I just want my 10 grand Realtor's gone, arb's gone, everything's gone. This is a Section 8 rental $1,250 a month, the payment's $500 a month, fixed 30 a year mortgage. So these are those scenarios where I don't love doing this in front of the masses for sub-tube, but this is one of those scenarios where sub-tube won the solution for themselves. Great job.
Speaker 2Gene.