The Titanium Vault hosted by RJ Bates III

I React To The Wildest Real Estate Hacks!

• RJ Bates III • Episode 675

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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.

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SPEAKER_06:

Welcome back to the King Closer Reacts. I'm the King Closer, RJ Bates III. This is the series where I watch a bunch of videos and agree, disagree. You know the gist. Let's get into the first video.

SPEAKER_05:

Okay, I can't believe I'm saying this, but I made$10,000 a month buying houses from dead people and selling them to hedge funds. And before you get mad, just listen. Go to ChatGPT, type this in. It gives you this. Go here and then search for probates. Once you find the document, go here. The true people search and type in their name. This is gonna give you their phone numbers, other relatives, and details about the house. What you're gonna do is call these people or text them, be really, really nice because they just lost a loved one either a couple weeks ago or a couple years ago. Very commonly, these half a million dollar houses are vacant and the people inheriting them cannot afford them and they want to sell. You buy the house for$200,000, you sell it to an investor for$220,000. You make$20,000. And the heirs are happy because they didn't have to deal with the house. This is called wholesaling. Okay, I can't believe so.

SPEAKER_06:

I've seen that video before. It was with a guy named Maximilian Dier. The exact same thing. Go to Chat GPT, search this, go to True People Search. It's this new thing where these 20-year-olds are like, I can't believe I'm saying this, but I make all this money doing this thing. It's called wholesaling. And it works! I mean, I it blows my mind that people like that as much as they do. I mean, it did that sound like good to y'all? Should I do videos like that where I'm like, I can't believe I'm saying this, but for the past 10 years, I've been buying dead people's houses and selling the hedge fund. Which also, by the way, hedge funds don't buy that many houses nowadays. Okay, it's not 2021, right? So normally it's more to J Dub Epstein, right? That's like your in buyer, it's not BlackRock. Um, and this whole thing about only dead people, he's gonna do the exact same thing on tax delinquent and pre-foreclosures. It's just tired and old and it's not teaching people anything. I don't get it.

SPEAKER_00:

Next. How I made$8,000 on this house. So this house right here was the very first house that I wholesaled. I was driving down this road, driving for dollars, which is a great strategy if you're just starting out, and there was a for rent sign in the yard. I called the owner, talked to him, and asked him about the property and asked him if he might be willing to sell that property. He was 100% up for selling it. I came over, we were able to contract that property. I sold that contract to two young investors who were just getting started. They completely remodeled it. I made$8,000 of closing, the seller made a bunch of money, buyers have made tremendous cash flow for the past 10 years. Everybody wins. How I made$8,000.

SPEAKER_06:

Now, see, that's someone I like and respect in the industry. And listen, David does pretty good on his social media because I feel like he's always providing real life value, not like the first video where it's like I go on here and I find a bunch of dead people, and then I get their heirs and I call them. I know that that's like a thing, and and yes, you can do it, but that's like a real life example. I've heard David tell that story about how he made$8,000 in Chattanooga, Tennessee from driving for dollars. That's a real thing that he actually did. And in regards to the strategy, anytime you do see a for rent sign, there's absolutely nothing wrong with you calling. It's a free lead. Like you see it right there. Four rent, there's the phone number. Would you want to sell the property? Why not? Take advantage of the free leads that are available inside of your local market every single day. Great job, David.

SPEAKER_01:

Now, where would you be able to find real estate opportunities, profitable deals? It's really like if they've been on market for a long time, that's usually like the best like days on market is over like 90 days. That's really good because they just haven't had an opportunity to sell. I know when I had properties that I was trying to flip and it was past 90 days, I was like, dude, I'll just take any offer. But where you see a lot of wholesalers winning on listed properties is they're just really fast to getting to the property. Now, a lot of real estate agents don't want to work with wholesalers that are trying to negotiate without seeing the property. So if you're able to go see it, you go and see it, you make an offer, and you know it's at a price that you have a buyer for or it's a legit deal. Don't be wasting everybody's time on the MLS if you don't know.

SPEAKER_06:

I really like Nathan. I do. Unfortunately, I feel like every time I react to one of his videos, I'm like, I completely disagree. I just have to point out how he kind of contradicted himself. Where people win when they're making offers on the MLS is they search for properties that have been on the market for longer than 90 days. Where I see people winning on the MLS is when they're fast to make an offer. Do you have to wait until it's past 90 days, or do you need to be fast? And then I have to go get in my car, find a realtor that will represent me to open the door on the MLS property to show me a property that then I'm going to make an offer on, but I'm going to try to wholesale. I'm not even going to be the end buyer. Oh man, just can we move away from doing deals on MLS? Like, there's so much opportunity out there with off-market. I don't even understand why we're still talking about MLS. I have yet to come across someone that's absolutely just slaying it with only on-market deals. Like that just doesn't happen. That's all I got.

SPEAKER_02:

How important is it for a wholesaler to show you what they see as a potential in the deal in Hey, I know that person.

SPEAKER_06:

That's my partner. That's our event.

SPEAKER_02:

And calling person you the deal that they're gonna understand how you're gonna make money and how often do you actually get that deal? You have a lot of people that bring you deals that are already underwritten for those strategies because you do a lot of them.

SPEAKER_04:

The biggest lesson I ever learned, because I lost a lot of money, and it gains with the thing you're in this room. You don't have to do that if you do buy property. But the number one question is how do I lose money on this deal? Most wholesalers don't need to pay wholesale. They want to sell you the drink. First off, the wholesaler that I'm listening to first is gonna tell me how I can lose on this. And what they're gonna do is to ensure that they're gonna be a deal that meets my criteria. And what that criteria is, I need to make sure that they know what current market value is. What can that property sell for in 60 days or less? That's for innovations or wholesales. I mean, it has some strong evidence, not a scroll, but hey, the neighbor's house sold for this. Here's the picture, looks just like it. Cool, we're good. Let's order the inspection. Let's get to realtor walk.

SPEAKER_06:

I love Travis's business model. Travis has narrowed down to one of the most precise hedgehog concepts that I've seen. And his buy box is so tight that the man just doesn't lose. I and I want everyone to understand what I just said. The man is so precise in what he will buy and not buy. And and Travis, what he just said there is exactly the way that he runs his business. I've done multiple deals with Travis, both where they made it to the finish line and they didn't. Where I've come to him and I've said, hey, I've got this property under contract. Here's the current market value. This is what it can sell for in less than 60 days. And exactly what he said. I'm going to order an inspection, I'm going to talk to the local realtor that'll list it. And he needs those two things. He needs that inspection to come back clean. And then he needs the local realtor to say, I agree with that current market value and I can sell that for that amount or more in less than 60 days. If so, he closes. If something comes up on the inspection report or the current market value is not what we anticipated, and the realtor gives a different value, he'll interview some of more realtors to see if he can find someone that he trusts. If not, he's out. It's that simple. And from that perspective, he never loses on the properties that he takes down. That's exactly what you want with your end buyer. Why? Not because he will close on all of your deals, but because he'll always win. And so from a wholesaling perspective, I know I always have Travis in my back pocket to be an in buyer because the dude is so laser focused, he's going to be in business for many, many years.

SPEAKER_03:

Here's how you find cash buyers in seconds. Most wholesalers spend hours chasing buyers who never close. Outdated lists, bad contact info, wrong numbers. Sound familiar? When your data's wrong, your deals die fast. With deal machines data filters, finding cash buyers can take just seconds. Start by using the draw or radius tool to pick your area. Then stack these filters for your best results. Cash buyers, single family or multifamily homes, and three to five plus owned properties. And if you're looking for a house flipper, hit that filter too. The owner is a flipper. Now you're not guessing who your buyers are, you're calling the ones already proven to close. Real buyers, real data, real deals. Find your next cash.

SPEAKER_06:

So obviously, this is like uh an ad for deal machine. And but the the theory behind what she said, the process is absolutely correct. But you could use this on various different platforms now, and it has made dispositions a lot easier. For us, we are primarily using investor base and investor lift for the exact same data. We don't necessarily have to skip trace it or anything like that. But the other thing that we can pay attention to is what properties did these in buyers buy? What did they purchase them for? How long did they own them? And then what did they sell that property for? And what you can see there is if I have a property in a random city in Ohio and I see one block over, an end buyer bought a property for$50,000 and then three months later sold a property for$175,000. Do you think if I bring them a very similar property and I want to sell them that property for$50,000, are they looking for another property to buy for$50,000 so they they they can turn around and sell it for$175? Absolutely. This is what has really changed the game when it comes to virtual dispositions and the fact that we have so much more access to the data available to us. All right, guys, that's our episode of The King Closer Reacts. Let me know, do you agree or disagree with my takes on this one? Regardless, show me some love. Like today's video. We'll see you guys tomorrow.