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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
What Happens When A Seller Says No? LIVE Seller Call
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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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All buddy, you guys are in for a treat today. This is quite possibly one of my most favorite live seller calls that I've ever had. But I'm gonna preface that by saying it's not a close, all right, but it's about the process, it's about the questions that are asked, and also the spicy seller on the other end of the line, all right? She's amazing. But I tell people all the time that we will be a Hall of Fame wholesaler, one of the greatest of all time, make more money than we know what to do with if we can close 10% of our leads, which means we fail 90%. However, you have to get great at solving sellers' problems, asking open-ended questions, listening and reacting, and falling in love with the process, not the results. And in this conversation, the reason why I love this seller call is because it's all about that the process, the open-ended questions, the listening, and the responding. You guys are in for a treat on this one. All right. This seller will not give me a number. This seller will not open up about certain things, but does on others. And I leverage that against her. I tell stories, I get her to laugh. Some of you will even say, I built great rapport during the conversation. I am sharing this call with you guys to show you that it's not always about getting a signed contract at the end of the day. Because this call right here, if you can do this and you can replicate it 10 out of 10 times, then you'll get a signed contract one out of 10 times. It's just gonna be with the right seller. And in this circumstance, her motivation did not match the needs of us as a wholesaler where we can buy her property for a discount. It's just not what she needed, which is what we are doing during our process, which is identifying are we the right solution or not. So I don't want to delay this any longer. This happened a couple weeks ago. This is a property leads$30 exclusive nationwide lead with the one and only Mr. Jerry Norton. Enjoy this live seller call with Frida.
unknown:Hello?
SPEAKER_03:Hi, it's Frida there. Hey Frida, this is RJ Bates calling back your property there in New Waverly. Um, looks like you filled out a form saying that you were looking to sell that property. Is that correct?
SPEAKER_01:Correct.
SPEAKER_03:Awesome. How much were you looking to get for it?
SPEAKER_01:Well, I'm shopping around and I'm getting estimates.
SPEAKER_03:Where are you shopping?
SPEAKER_01:Uh with uh real estate people, with uh, you know, uh the people that buy as is.
SPEAKER_03:That's me. You found me. All right. Forget the rest of them. The rest of them aren't aren't as nice as me. All right. What what's the uh what's the reason why you want to sell?
SPEAKER_01:Relocation.
SPEAKER_03:All right, where are you going?
SPEAKER_01:New York.
SPEAKER_03:Oh wow, you know, it's not often we hear people from Texas going to New York, it's normally the opposite way.
SPEAKER_01:I know, and I would prefer it that way. But I have a fiance in New York that uh he's situated in New York, so if he wants me to come there.
SPEAKER_03:All right. Well, what's uh what's the time frame when you want to get up to New York?
SPEAKER_01:Well, I'd like to sell uh within uh 90 days.
SPEAKER_02:90 days, all right.
SPEAKER_01:Uh-huh.
SPEAKER_02:Now you said you want to talk to a bunch of us as is investor types.
SPEAKER_01:Right, yeah.
SPEAKER_02:Why is that?
SPEAKER_01:Well, I'm shopping.
SPEAKER_03:Well, I mean, why why do you want to talk to the as-is? Does that mean there's something wrong with the property?
SPEAKER_01:Well, it's I it's just neat here, and um, I need a lot of help. So um I and this this place needs some cosmetic and uh a little bit of repair, probably, and oh I just don't think I can do all this by myself.
SPEAKER_03:Understood. Well, let me ask you another way. I asked you one way. If you could get all of your hopes and dreams, what would that look like? 90 days, you move to New York, how much money in your bank account?
SPEAKER_01:Well, I still owe 30,000 on this place. Okay, and so I've gotta uh get above, I've got I want to get way above that, you know, as much as much as I can possibly get, of course, you know, anybody would.
SPEAKER_03:So you gotta pay the 30,000 off and put some money in your pocket.
SPEAKER_01:Yeah. I'm I'm one acre, and it's a small house, uh too wide. Um I have to take the back courts off and the back courts off. Um I had to work the back um well I had to get back. So we didn't know where it was, so we have to put the back torch. So I think uh surface right twice. Um it looks like um but it's not real tight. Right. You know, yeah. Um so much water in the kitchen, so it kind of quite yet quite something um request. Um I agree with that is underground. So I got trees. Uh on the highway. Uh there's uh neighborhoods, uh there's brand new neighborhoods, they're clearing all of a land too much of a land, I think. And they're pretty brand new neighborhoods. We got a lot of brand new houses out here, and we've got some new stores out here. So um I have two to work out.
SPEAKER_02:You look at this up.
SPEAKER_03:Um general, got trees.
SPEAKER_01:And down on the corner, um is uh they have a brand new real big uh service station, and they have um one service station that's uh in store that's been here for years. It's smaller than the new neighborhood. But it's getting uh civilized out here. I'm in the forest and uh I I I hate to say I'm clearing so much land.
SPEAKER_03:I know it it's crazy how many new houses they're putting around you. I mean they're they're just clearing the land.
SPEAKER_01:I know. I'm they're cutting too many trees. And the traffic is is really giving uh a lot more than we used to have. Well, we used not have so much, but now we do.
SPEAKER_02:Right.
SPEAKER_01:Let me uh you say your name is in your company.
SPEAKER_03:My name is RJ Bates, and my company is titanium investments.
SPEAKER_01:And I am titanium investments.
SPEAKER_03:Yes, ma'am and I am the owner.
SPEAKER_01:That's great. It's good to be the honor.
SPEAKER_02:It is some days, some days it's not.
SPEAKER_01:I I get that.
SPEAKER_03:Yeah. Um all right, I I want to ask you a question. If I were to to make you an offer today, and it was a good one, would you accept it?
SPEAKER_01:Well, I can't answer that until I know what it is. And so and I'm shocking, I am shopping around.
SPEAKER_03:Well, that's what I'm saying. I mean, nobody wants to be shocked, you know.
SPEAKER_01:Shocked?
SPEAKER_03:Yeah, I I don't want to be shocked. I want to be picked.
SPEAKER_01:That's why you're the owner of a company with your attitude.
SPEAKER_03:Exactly. Well, I mean, my thing is, is I want to make it a win-win. I I want to get a a property where I can come in and I can do repairs to it. Sounds like your house needs that. I want to offer you a fair price for that property, and then I want to come in and I want to be able to make profit off of the property after I purchase it.
SPEAKER_01:So of course.
SPEAKER_03:So that's that's my intention.
SPEAKER_01:I forgot to say I have a bar.
SPEAKER_03:Okay. So, but going back to what I was saying is is like, what do you want, right? You want to sell your house, have 90 days, you want to move to New York, and you want to have X amount of dollars in your pocket.
unknown:Exactly.
SPEAKER_03:So there is a there is a potential situation where we could see eye to eye today. That's all I wanted to know.
SPEAKER_01:Well, I'm not gonna connect to today.
SPEAKER_03:So the issue with uh that is then you want me to give you a number, and then you're gonna go call all my competitors, and then I gotta just wait and hope you choose me. You know what I'm saying?
SPEAKER_01:Yeah, that looks like the deal.
SPEAKER_03:I don't like that deal.
SPEAKER_01:Well, what what do you want to offer? You haven't even seen that. You mean you would buy a car without looking at it?
SPEAKER_03:Well, funny enough, let me tell you about a story about me buying a car. So, see, you didn't you didn't know who you're talking to. This is um RJ Bates is crazy. See, I don't like car shopping because when I go car shopping, the car salesman wants to tell me everything about the car, and I don't want them to tell me everything about the car. I want to know very few things about the car. I want to know one, when I sit in it, am I gonna be comfortable? Two, is my music gonna sound good? Three, is the air conditioning gonna blow cold? And four, when I hit the accelerator, am I gonna go faster than every other car on the road? That's all I really care about.
SPEAKER_01:That sounds like the car I want.
SPEAKER_03:Exactly. So the last car I just got, I just got it's a 2024 or 2025, however, they do the the the years of cars. I think it's a 2025 2025 Mercedes EQS 450 something numbers. I don't even know what it is. I didn't see it. They drove it to my office. He came in my office, I signed the paperwork. The first time I ever saw my car is after I had already purchased it. I never even drove it before I owned it. So, in regards to buying a house without seeing it, absolutely, that's what we do all day, every day. Now, will I eventually come see it? Yes, but that's only after you say yes to whatever I'm willing to offer you for the house. But see, I don't like to make offers on houses either, Frida. Because see, if I make you an offer today, here's the thing you have a number that you want. I can promise you there is absolutely no way in the world that I'm gonna offer you more than whatever that number is. Because if you don't tell me what you want, I have to go ultra conservative and just say, here's my number. What it what do you think? And then you're gonna say, I don't like it, and I want you to like me. See, it's like the car salesman. See, the car salesman he wants to sell me all the all the stuff, and I don't care about the stuff. He wants to tell me about what kind of car it is and the engine, and I'm like, Does it go vroom vroom? That's what I care about, sir. And I so for you, I just want you to tell me how much do you want for your house, and then I'll say yes or no.
SPEAKER_01:Well, I can't tell you because I'm an amateur at this, and I'm not gonna jump into a fire without knowing what I'm doing.
SPEAKER_03:You don't sound like an amateur. I thought the amateur, you you sound like you know me, you sound like you've negotiated a time or two. I'm pretty good at getting numbers out of people, and you you right now you are you are not giving it to me. So let me ask you this. You you want to get up to New York, you want 90 days. How many of those 90 days are you gonna take shopping?
SPEAKER_01:Uh well, I don't know.
SPEAKER_03:What do you mean?
SPEAKER_01:Well, I'm I may not be I'm not gonna be shopping every day.
SPEAKER_03:I see. How many people are you gonna shop with?
SPEAKER_01:I don't know. I do have a list.
SPEAKER_03:You have a list?
SPEAKER_01:A list, yeah. I've talked to some of them already. But nobody's given me a number yet.
SPEAKER_03:Probably because you haven't given them a number.
SPEAKER_01:Well, no, I haven't given them a number.
SPEAKER_03:You should you should start playing the game differently. This is how you should do it, Frida. You should call up people and say, My name's Frida. I want to sell my house, and uh I want$150,000 for my house.
SPEAKER_01:Well, is that what you're offering?
SPEAKER_03:Absolutely not. I already told you, I'm gonna be super conservative. You owe$30,000 and I'm gonna offer you$35,000. But see, you should have told me$150,000 because then I would have been a much higher offer, but you forced me to say$35,000.
SPEAKER_01:Well, then we can't work.
SPEAKER_03:Boy, now it's your turn to tell me the number you want. 180? You said I'm an amateur. I'm about to hire you. You are you are not an amateur, you are an expert. You said he said 150. I'm gonna go 180. That was amazing. Um, no, I I don't think I can do 180. It's just mainly because of these new builds that are going on around you. You've got uh new builds that are going on uh surrounding your area with more land for like in the twos and threes. Um, and your property needs quite a bit of work there. So there's a potential that we can put a little bit of money in your pocket. Uh it's not gonna be significant, you know.
SPEAKER_01:I mean, that's I don't want just a little bit of money in my pocket. How much money do you need?
SPEAKER_03:What is big money? Big money is different to everybody.
SPEAKER_01:Well, I want about a hundred and fifty thousand in your pocket?
SPEAKER_03:No, not not well, not that's a hundred and twenty in your pocket, because you said you owe thirty, right? I mean, I just don't think the property's worth that much.
SPEAKER_01:Well, it's probably not, but you told me to give you a number. Any number.
SPEAKER_03:Well, I know, but now but now we're we we pulled the sheets back. Now it's time to talk real business. Like we we gotta get down to it. I mean, what's like the real number that you need to go to New York with?
SPEAKER_01:Well, I I want to call him and talk to him.
SPEAKER_03:The boyfriend?
SPEAKER_01:Yes. All right, the fiance.
SPEAKER_03:All right, call the fiance, see what see what he thinks. But realistically, I mean, I I think we're for me personally, I mean, it would be well below a hundred thousand dollars. How well I mean, we're talking to the fiance, see what he thinks. But I think y'all really need to come to like have a come to Jesus meeting about how much money do we need in our pocket on top of the 30,000. That's what I would be focused on.
SPEAKER_01:He's buying a two-story house there uh not far, not too far from uh New York City. So um every every bit counts toward that.
SPEAKER_03:Right, but it it has to make sense to the buyer as well, right? It can't just be about your needs, it has to be about well yeah the needs and then also the realization of what you actually own.
SPEAKER_01:Yeah, it has to make sense, I agree.
SPEAKER_03:Yeah, because you know, your property was built what in the 1970s?
SPEAKER_01:Yes, I believe so.
SPEAKER_03:Yeah, 1970s, it's small, it's on a busy road. Um, it's got an acre, but you know, there's there's more land out there. Um so it's it's just gonna make this.
SPEAKER_01:I've got a yeah, I I I have a neighbor on both sides of me, and if they sell, then that's going to be quite a chunk if they could put it together, but I have no idea what their their plans are.
SPEAKER_03:Yeah, but I mean again from an investor standpoint, we can't buy based off of speculation. We have to buy based off the facts they exist.
unknown:True.
SPEAKER_03:So well, talk to your fiance and uh see what he says, and then you've got my phone number. Feel free to call me back, okay?
SPEAKER_01:Well, I don't have it. Well, it's it's on my phone, okay?
SPEAKER_03:Yes, ma'am.
SPEAKER_01:All right.
SPEAKER_03:All right, Frida. Thank you so much.
SPEAKER_01:Okay, you're welcome.
SPEAKER_03:All right, bye-bye. Well, that was fun. Not very fruitful.
SPEAKER_00:That was my favorite. That was my favorite seller of all time. She was so sharp.
SPEAKER_03:She she was pretty spicy there. I I have to hand it to her when she came back with the 180. That was shocking.
SPEAKER_00:Well, you're the owner. Yeah. That was good. Uh, you know, I I just love RJ that you have fun with this. You know, like guys, if you're not having fun doing this, then it's all stress, it's all high pressure that you put on yourself. And you know what a what a great way too, RJ, to practice um, you know, uh a seller that's being difficult. That's a great opportunity to practice how you would overcome objections. You know, try things out, challenge things. You know, you did some really creative things to try to get her to loosen up and get