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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
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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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let's, uh, let's get you a lead up in here. All right, give me another one there in mississippi. Hey, you don't laugh about mississippi, all right?
Speaker 2:I'm thinking it's because I'm from the South. You keep giving me these Southern bells.
Speaker 1:That's not it. That's not it. It's RJ's intuition on who's motivated and who's not.
Speaker 2:I'll take it.
Speaker 1:I have a pretty good track record of this.
Speaker 2:I'm just saying let's see what is her name. Oh, his name, mario. Awesome, I want to talk to Mario. Let's see if I can get you louder. Hello, hey, is this Mario? Hihmm, hi, Mario. My name is Patricia. You must have filled out a form on my website saying you were interested in selling your property on Avenue G. Yes, you still interested in selling that property? Yes, all right, what are you looking to get for it?
Speaker 3:Yes, well, about $4,000, $3,500, something like that.
Speaker 2:Do you mind telling me a little bit about what you got going on?
Speaker 3:Oh well, I was going to rehab the house, but it's a solid house. It's a solid house.
Speaker 3:Just my dad passed and I got to do some work on his house and you know, because it's mine now or whatever, and I'm not going to be broke up, so I will try to get some of my money back from the house I purchased on Avenue G. So that's about it. It needs rehab. It needs a roof, it needs sheetrock, it needs cabinets. The floor is hardwood and solid all the way through the house. Other than that, it's basically a total rehab. Floor is hardwood and solid all the way through the house. It's basically a total rehab. You need to redo the kitchen. You need to redo the bathroom. We have a toilet in there, but it's just old stuff. I bought it to redo it and this happened, so I can't redo it. I'll try to get a couple of my dogs back.
Speaker 3:I understand that what do you think it'll be worth once it's all fixed up? Anywhere between $30,000 and $40,000. $38,000 and $40,000. Anywhere between something like that it might be worth a little more. I don't know. It's still going up. It's anywhere between 38 and 48.
Speaker 2:Did you ever look into the cost of doing the rehab yourself?
Speaker 3:No, I just had a budget. I was going to try to get a livable and rent it out. So I wasn't thinking about the cost I was going to go in there about to spend me. If I had a budget of about $15,000, I was going to go in there and try to put in about $15,000 in it and rent it out.
Speaker 2:I see.
Speaker 3:Yeah, that's what I was going to do.
Speaker 2:So is this house currently vacant.
Speaker 3:Yes, it is.
Speaker 2:And you're living in your dad's house right now. Well, I'm living in it now. Or the Avenue G house.
Speaker 3:No, the Avenue G house is vacant.
Speaker 2:All right, just making sure that I no G house. All right, just making sure that I was following along. So this might not be a project for me, but I work with, amongst a team and a great network of investors and I can certainly put this in front of them and see if it might be work for them. It's basically called wholesaling. So I'm introducing your house and I could wholesale this for $3,500, I do believe for $3,500, I do believe.
Speaker 3:Well, like I said, I mean I'm trying to deal with direct buyers right now, but if you know somebody who want to direct buy, I mean, mean you not marking up the price? I mean not even just marking up the price, because it wouldn't even matter as long as I get what I'm asking. But what I'm saying is I would want to sign a contract that you put it on the online and all that, them kind of things.
Speaker 2:No, I wouldn't list it on the open market. We just have a funnel of buyers that we take, we get pictures from you, we look at the neighborhood, we see what the value is worth and we send those emails and texts directly to buyers.
Speaker 3:Okay Well. Emails and texts directly to buyers? Oh Okay, well, no problem, I don't have a problem with that. That's what it is.
Speaker 2:I mean, I would need a contract to ensure that I have the authority to show it to them and that you have agreed to that price.
Speaker 3:Oh yeah.
Speaker 2:But what we could do is I'll give you feedback within the first two to five days and we'll know immediately how quickly we're going to get to the closing table. I mean there's a lot of benefits of going with investors. We're going to be doing all the repairs, we'll pay for closing costs, but there's not going to be any real estate agent commissions. There's definitely fewer inspections than if you were trying to sell it to someone with a VA loan or an FHA loan. So there is a lot of benefits of quick closes.
Speaker 3:I sold the rehab, so I don't think to be able to buy that house for nobody.
Speaker 2:From what you're saying, you're probably right.
Speaker 3:Yeah, and if I still have a contract I can't be held to no contract for no, 30 days and 90 days and stuff.
Speaker 2:Well, I agree with you on that one.
Speaker 3:Yeah. So let's come up, and then I'll be stuck in the contract with you guys.
Speaker 2:I definitely respect your time on that one. So what I'd say is we could do two weeks, a two-week inspection period, a two-week inspection period and again, if we come back and we don't have anybody giving you that $3,500, then you get to say no thanks and it'll be easy enough to try and we'll see what kind of investor interest we got for you.
Speaker 3:Right, right. Okay, you said two weeks.
Speaker 2:Yes.
Speaker 3:Yeah, all right, well, you know what I mean, you know what I mean. So basically all right, well, you know I mean, you know I mean so.
Speaker 2:so basically, uh, yeah let me tell you a little bit more about our process, just so that you know what you're getting into. Okay, um, just to be real clear, so what I'd do is I would send you a contract for $3,500 for this property on Avenue G and then, once you read it over, it's a simple two-page contract and you sign it. You sign the purchase agreement. Then what I'm going to do is get your pictures, I'll open up title and I'll make sure everything is free and clear, and we'll have one of our local partners come out and they'll kind of be their eyes on the place just to verify the condition and what sort of repairs we may need. And, as long as everything is like you said it was, we're going to close on your timeline. What is your timeline? A week, okay, I hear that If I could make it happen quicker than two weeks, I'm sure you would like that too, right?
Speaker 3:Yeah, that's what I said. But the contract situation I'm bad at it, you know the contract made me have to hold up. I don't say I've been through this, but it's another part. I just don't yeah the contract they get caught on, you know. Yeah, tell me about your experience with other contracts or wholesalers to get countered, you know.
Speaker 2:Yeah, tell me about your experience with other contracts or wholesalers well, I had another, another problem.
Speaker 3:I was going with somebody and I had a contract and they tried to do it for 60 days. Then I come back and I had we had, we discussed it they went down 30 days and I wasn't aware that they was going to like now I'm aware you're going to see somebody else on it, but I wasn't aware that they was doing my understanding from when we conversated they was gonna be the one buying, doing the purchasing. So then I'm glad now they didn't miss the house Way more than what we discussed trying to get, I mean, and I don't have no problem with it, like I told you at first, as long as I mean, and I don't have no problem with it, like I told you at first, as long as I get what I want, I don't make some fuck up. Yeah, it came out kind of bad.
Speaker 3:They did that and listed the house. They listed my property that I had for way more than what it was worth and they couldn't get no buyout and then she had to come back and do the selling myself. So when it come down to it, throwing the house out there for sale and then don't get no buyer, it kind of be rough on me If the people I'm dealing with don't get it sold. It kind of be rough on me to come back and try to sit, if that makes any sense.
Speaker 2:Yeah, it absolutely does.
Speaker 3:I understand If I'm in a fight like this, then I come back and kill them. Well, okay, well, I would ask for this all the time and they say, well, I've seen this, they said that, and then I'm in the contract. So it'd be a lot of stuff going on. That's why I said I'd probably just, you know, if you can get somebody with some offers I've seen some pictures or whatever myself If you can get somebody with some offers or whatever, and I mean they want to, you know, check it out based off the pictures, or they can, you guys can contact me. I can go there and unlock the house and let them go through it or whatever any contact. And yeah, I mean we can do it like that.
Speaker 3:But I ain't too far in the my name on contracts and then buying it to that event, because I don't really want no problem, even though legally I can change my mind Because I don't have to sell. You know what I'm saying. But I just don't want to be binded to no contract. And then I'm telling, and then somebody else come along and then they want to, you know, purchase it. Then I'm in the contract, waiting, and then Well, I hear you.
Speaker 2:That's why I was trying to relieve some of that.
Speaker 3:Yeah, the most important thing is and at the end of the contract, no one, you don't find no one, you don't find no one that want to purchase my property. And I still, I'm still having a property, I'm still having the same thing going on after I even got binded into a contract, if that makes sense.
Speaker 2:Well, mario, I'm hearing you say a few things. I'm hearing you say a few things. I know it is stressful to sell a piece of property. I know that we absolutely get our hopes up while we're working it, but you already have a very low and fair number. You already know that this is going to take us five digits worth of money to fix it up, and so I am definitely willing to take it on and see if I can put it in front of a lot of investors. Like I said I'll do. I could do it for two weeks of an inspection period. You will have feedback within two to five days. If this is if we'll be able to take it to the closing table. I'm not going to keep you held in a. I'm not going to keep you in the handcuffs of a contract, because I respect your time and I will make sure that you get the feedback you need and that within two weeks, we'll know if it's closing or not, and so that's the best that I can offer you right now.
Speaker 3:All right, All right Okay.
Speaker 2:The closing date. Let's see, I have it as October 3rd and I went ahead and sent you a contract to your email. Okay, if you'd like to look it over with me, I'm happy to do that and we'll make sure that it meets the terms that you need. I understand you don't want a 30, 60, 90 day contract and I'm not going to hold you into the like.
Speaker 3:I said I wouldn't hold you to the handcuffs email. Yeah, I see, but what I did say, and I was saying $4,000 to $3,500, and then I was saying $3,500 if we was able to get it, it did like yesterday.
Speaker 2:Oh, yesterday the price was $3,500, but today it's $4,000.
Speaker 3:Oh, man, yeah, I see $35,000. Oh, I thought you were giving me a range that I got to pick from. The doctor will be calling Find a contract line. It's 50-5-7. Signed by Pope. When I slipped it by myself and signed by Pope. What is this? It's a date of 9-18. It's a date, not 18.
Speaker 2:No, but if you don't sign it by the 18th, we just cancel the contract. That just makes sure that I don't have all these open contracts in the world.
Speaker 3:Oh, they're saying he's got to be signed by the 18th. Yes, sir, to the side they keep probably lockboxes placed on some door, I ain't gonna have no lockbox. If I don't let it rip up, I can open it up. I mean, you know, would you prefer us to set a scheduled?
Speaker 2:appointment with you. I could open it up. I mean, you know, would you prefer?
Speaker 3:us to set a scheduled appointment with you. Okay.
Speaker 2:Okay, how much? How much advance notice do you need? Because I mean just looking at from Google Street View, it looks pretty open.
Speaker 3:Just a date.
Speaker 2:Oh, I was just saying from Google Street View it kind of looks pretty open. But that's fine, we can do a. One day we can add that to our other agreements.
Speaker 3:It's not open. You got a gate around it, the gate got a lock on it and the bar doors.
Speaker 2:OK good, OK good. It has it is secure. I'm glad that's important, so we can just let you know a day ahead of time.
Speaker 3:Okay, okay, okay. So other agreements, other agreements. What's next? What I need to put a new box.
Speaker 2:It sounds like what we need to add to that box is to give you one day notice before viewings. Okay, now, I know you had trouble with another wholesaler. They weren't as transparent with their work, but I'm letting you know that that's part of what I do is I help connect sellers like you to investors in your area, and so I'm going to be completely transparent with you, including what the feedback is from these investors and how quickly they can close on this property. Okay.
Speaker 3:Oh, and I don't have but a quick claim deed too on the tax ceiling. I don't have a warranty deed, but I guess that's what the title search is for right.
Speaker 2:Exactly that's what the title search is for, and they'll take care of that.
Speaker 3:Okay, so how would I put that in the box of the one they notice to respect the property.
Speaker 2:Now that we're aware, we'll make sure that any of our end buyers are aware of that and we will respect your terms. We don't necessarily need that in writing. As long as you know that, as long as we know that's your preference, you don't have to check any of those other boxes up there, which means you didn't agree to put a lockbox on it. So we'll just make sure to communicate daily with you that you have. You know where we are in the process and that we won't hold you to it and if during, we won't hold you to 30 days to 60 days to 90 days, because we'll get it done in two weeks.
Speaker 3:Thanks, I'm trying to sign this.
Speaker 2:I believe there's a blue box or green box that says next field.
Speaker 3:Signed that, but it won't. It won't come up. Go to the box and I sign it. Then what I do is hit it.
Speaker 2:There should be a submit button. Mario, do you have some pictures of this property you could send me, okay, or maybe you could take a few for me. I'm going to send you a text message and you can always text back those pictures. As soon as I get those pictures, I'm able to put this. As soon as I get this purchase agreement, in those pictures I can get this ball rolling and make sure to put it in front of our network of investors.
Speaker 2:OK, I don't see it on your phone If there's a. You know, sometimes you got to go from what is that called Portrait to landscape. Maybe it'll pop up that way. I find it hard on my phone too. I have to use my laptop in the same way. Oh, it's green right. It says it has a thumbs up and a finish button on it. I think All right, and, mario, what I'm going to do is send you an email to that same location. So know what kind of pictures I need? When you go back over to Avenue G, you can see um, and you can get me some of those pictures. And, like I said, I'm going to get to work on this right away. Okay, uh, let me see.
Speaker 3:So I signed it. But you already know. But the data I got to do it again.
Speaker 2:I'm sorry, what did? Will you say that again?
Speaker 3:No.
Speaker 2:No, you just need to. I think you just need to click that finish thumbs up button. It should be on the bottom right corner. It is at least on my laptop, but on the phone I think it might scroll all the way down to the bottom.
Speaker 3:It's there. It's there. Thank you for submitting your signature. You'll receive a copy in a minute.
Speaker 2:Awesome, I did just get it. Thank you so much. Well, I'm really excited to work on your project and, like I said, I'll send you an email with the kind of photographs that we need and once I get those back, I'm going to put it in front of everybody in your area and we'll see if we can get this sold right away. Okay, all right, mario. Again, my name is Tricia.
Speaker 3:You said you need some pictures Tricia.
Speaker 2:I would love some pictures.
Speaker 3:Yeah, what number to send them to?
Speaker 2:How about this phone number that I called you at from Okay, this 865 number?
Speaker 3:865?.
Speaker 2:Yeah 865-208-2906.
Speaker 3:Okay.
Speaker 2:Yes, sir, that's the one.
Speaker 3:I'm going to send you some pictures, then I'll call you man.
Speaker 2:Okay, that sounds great. Thanks, mario, all right. Okay, all right. Talk to you soon. Bye-bye yeah.
Speaker 1:I love it All right. So, tricia, here's what's going to happen on this. I know you weren't loving it, okay, but I am barely certain, like very certain unless this is just way worse than it looks on Google Street View and it looks bad on Google Street View that I can buy this. And then I have a buyer for myself that I would sell or finance to. So they like buying these types of properties in Mississippi from me sell or finance, perfect, I would buy it and then turn around. So, as long as that works, and we can always try to display it through traditional methods. So that's what I was saying.
Speaker 1:I was like I am barely certain that I am the end buyer on this one. Awesome, because I have done this on literally the worst street in Jackson Mississippi. Um, and I found out that it was the worst street in Jackson Mississippi and I'm still getting. It was the worst street in Jackson Mississippi and I'm still getting paid on that deal today. So, um, I I think this would absolutely be um, a win, and I know, I know you want that, that moral win to get one across the fair side. So I do have a couple of questions for you. I recognize something, because it's something that I also struggle with. Were you at times short of breath?
Speaker 2:Probably, I'm sure, my heart's beating faster than normal.
Speaker 1:Probably, I'm sure my heart's beating faster than normal. So I've I've had that before. So, um, when I used to do anything in front of the camera or public speaking, um getting on stage, um, that was totally something that I struggled with. I would get to the point where I would almost like cry, um, I wouldn't even know the reason why, and I would be so short of breath and I could recognize um that at times during the call I felt like you were a little nervous, um, but I I couldn't tell if it was like nerves because of the live, cause I didn't. I didn't hear it the first time you were on here. Um, I felt that more this time, or because you, if it was like nerves because of the live, because I didn't hear it the first time you were on here, I felt it more this time, or because you thought it was like a deal and it was like you were nervous about not closing the deal. So I was just curious.
Speaker 2:I. I think that I have definitely calmed down a lot more since our first live together, and then if I was a little short of breath, it was also just to keep my nerves at bay.
Speaker 1:Gotcha, yeah. So one of the things that I would say and this is consistent with the first time that you were on here, One of the things that I would say and this is consistent with the first time that you were on here I still feel like there are certain things that you need to have like a go-to response, where you're kind of coming up with your responses on the fly a little bit. There was things that he said there that I wish you would have already known how to handle that instantaneously to build that credibility. When he talked about the other wholesaler 90 days, listing it for an extremely high price I would have loved to have seen you hammer well, hey, I'm already being transparent with you.
Speaker 1:One of the issues that you had with that person was that they lied to you. They told you that they were going to be an end buyer. I already, just flat out the first two minutes, came out and told you I'm not going to be your end buyer, I can wholesale this. And then, on the 90 days, I already told you I only need two weeks, right? So I'm already not a comparison to that.
Speaker 3:I would have loved to have that. I hope it just sucks.
Speaker 1:That's why Trisha where else in the industry do you see anybody hopping on lives and literally closing deals, right, right, and it doesn't happen, right, that's right there. Complete transparency on what you came in and and now we can get this deal across the finish line. So I just want to see you lean a little bit more into the fact that you are the solution, um, and that you're confident in that that's obviously going to come with more closed deals, right? And then on the contract, one don't ever take the seller's attention away from signing the contract. That was the biggest mistake that I thought you made.
Speaker 1:Where he's talking about trying to figure out how to sign it and you brought up pictures. We can talk about pictures later on. I don't give a shit if that guy ever gives us pictures. What I do care about is in that contract sign. So don't ever take that attention away. And then also, don't ever get off the phone. He's on the contract, he's viewing it. That's why I was like in the chat. I was like do not get off the phone, um, because I kind of felt like you wanted to, like you were almost like, well, you're doing it and like you'll figure it out, like I don't know if he would have ever figured it out because think about it from his perspective he clicked the button, his signature's on it. He doesn't know that our software needs him to hit finish or next or whatever submit, so stay on there.
Speaker 2:I misread your finish. I thought you were like, well, get on with it already. I was like, oops, all right.
Speaker 1:He needs to click finish, not you need to do it, okay.
Speaker 2:I hear you coach.
Speaker 1:Yeah, overall I'm super proud of you, just like I was the first time. I'm so glad that you got to come back on here a second time, partially just because I see the work that you're putting in day in and day out. And I just want to give you a shout out, because most people they don't see that work that you're putting in. But you show up to the implementation calls, the office hours, the secondary calls, you're engaged in the group. I see you putting in that work. I'm seeing you grow. Hopefully this can be like that first one that gets across the finish line, gives you some of that momentum and that morale boost that I know you need. But I'm proud of you and keep putting in that work day in and day out. Okay, all right, thank you. All right, bye, tricia.