The Titanium Vault hosted by RJ Bates III

Do These Wholesalers Know Anything? | The King Closer Reacts

• RJ Bates III • Episode 695

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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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(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

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Want to know what the best markets to wholesale in are? Grab my breakdown of all 50 states here: https://www.titaniumu.com/markets

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SPEAKER_04:

What's up, guys? Welcome to the King Closer Reacts. I am the King Closer RJ Bates the third. This is the series where I'm gonna watch a bunch of videos and probably yell and scream at most of them, and every now and then be nice to whoever it was. You know, it's crazy. Jordan has now started tagging people because you guys requested it on uh the fact that we use their video, and that's a little bit scary because a lot of these people say dumb shit, and I have to like disagree and we're tagging them in it. This is crazy. Oh man, I used to be called the most hated man in real estate. Well, haha, buckle up. This is King Closer Reacts. I'm waiting for five people to really fucking hate me at the end of this episode.

SPEAKER_02:

If you dive into any market, you'll get deals. Doesn't matter where you pick, if you're consistent and you work hard, you will get your first deal if you wanna go the easiest route. Pick a secondary or tertiary market that has high cash flow, low property values, a lot of investor activity. A lot of these buyers in all of these markets that I'm going to name in the inner cities, like they're gonna have these sub$100,000 properties that someone can buy cash and then rent out for$900,$1,200, maybe even only five or six hundred dollars, that looking to buy those types of cash flow properties in those markets. I'm somewhere that has cheap properties.

SPEAKER_05:

Why'd she bleep it out? She got to the good shit.

SPEAKER_04:

Toddy, come on. Hey, if you guys don't know who Toddy is, let me tell you who Toddy is. All right. Now, she's adorable. She came on the titanium vault before the 2023 Closures Olympic. She is like, I'm gonna beat you. And everyone was like, Yeah, girl power.

SPEAKER_05:

We've never had a woman in the closures Olympic. She's gonna kick your ass, RJ.

SPEAKER_04:

And then I utterly fucking destroyed the shit out of her, man. Just fucking wiped the floor with her. But I like her as a person, she's cool. And then after I kicked her ass, I brought her back on the channel and interviewed her. And here was the best part about Toddy. She, as a good sport, now, Jordan, you're gonna have to look this up, okay? Real estate hot takes with Toddy, okay? Now put right over here, okay? Put the little thumbnail. You guys go look this up. I made her eat a bunch of hot wings and answer questions. But she wrote a rap, a rap that she was gonna sing when she beat me in the closures olympics. And because she didn't beat me, no one ever heard it. So on real estate hot takes, I made her do the rap so everybody can finally hear it because clearly no one could beat me in the closures olympics. So we finally got to hear it. So you can check out that episode on real estate hot takes. Toddy's absolutely right, though. I give her a hard time because she did talk some mad shit about how she was gonna beat me and she didn't. But this is a great take on a virtual wholesaling. Listen, you don't want to go into the major city. Now, of course, we do, right? We want to stick our straw in that milkshake and drink a little bit, get three, four deals in the major metro areas. But where we're gonna make most of our money is right outside those secondary, tertiary markets. That's where we absolutely crush. And she couldn't be more on point with this take. Love you, Toddy.

SPEAKER_06:

Are you a wholesaler? Now, this is what you should say. Sometimes I do assignments, but it all depends on the property. Now, looking at your property, most likely we're gonna go ahead and do a fix and flip. So let's say we would come in and buy this property all cash. What number are you looking for? Now, I just did two things. I answered her question and I also asked her a question back to take control of the conversation. Told her full transparency that we sometimes do assignments, but in her case, we would do most likely a fix and flip on her property. And I asked, What's the number that she's looking for on an all-cash offer? So by asking that question, I took control of the conversation one more time. Are you a wholesaler? Now, this is what you should say.

SPEAKER_04:

Well, I mean, that's one way of doing it. We've all done it that way. I'm sure I've got plenty of videos of me saying stuff like that. But going back to last week's episode and episode before that, and all of my episodes in all of 2025, wholesaling around the world, I don't know, we've probably done a couple hundred videos. You better get used to being uh the answer is yes, I am a wholesaler. That is what my intentions are. I mean, quite frankly, unless you actually are an in buyer and you're contemplating it, why have to come up with something that you're going to say and lie about? Why don't I just say, yeah, I'm a wholesaler, and what I want to do is figure out what a fair offer is to you so I can go assign this contract. Now, where in this conversation does this come up? Clearly, he doesn't use the closers formula because he's asking then what would be a fair cash offer for them. If you do the closers formula, it's do you want to sell? Yes. How much do you want for it? That's where we get that number. All right, let's figure out what's going on. And then hold on, are you a wholesaler? I am. But we're already in the conversation. This isn't coming out because one, we don't do cold calling, we're not doing any of this cold outreach where we're getting asked this a lot of times up front. And the facts are if you miss out on a deal because you told the seller the truth, then you didn't really miss out on a deal. That's it. Think about that for a second. You didn't miss out on anything, you told them the truth, and they made a decision based off of the truth. Maybe that's what we should do more as an industry.

SPEAKER_03:

This is day four of seeing how fast I can make a hundred thousand dollars in wholesale real estate. Um, today was actually absolutely insane. So on day two, I sent two contracts. One of them already got signed yesterday. Um, then the other one, he called me today and he said, Hey, I wasn't ghosting you, whatever. Had my lawyer look over the agreement. Um, everything looks good. I'm gonna sign it first thing in the morning. I said, Okay, perfect. That's gonna be a really good deal. Um, and then today I went crazy. So I didn't do that many dials. I did have six conversations though, I only did 52 dials. I made four offers, I followed up with three solid leads, qualified about five people, and then unqualified six. Um, I sent three contracts today. Um, one was for a land deal in Lubbock, Texas. Um, I think I can sell it. Basically, I was like, hey dude, like, you know, found a buy I can help you find a buyer. He was like, okay, cool, whatever. Um, also, I have this house, there's one in Arlington that um I have been following up with this guy for a couple months now. He just hasn't been getting the right offers. And um, I was like, dude, we really need to be at like 180. But I was like, if you're really needing, you know, close, like really at 200, um, let me see what I can do. I was like, I can get you 195 and I'll go try to find a buyer for you. She's like, bro, that's totally fine. Honestly, I don't care. So I told him to give me a couple weeks on that. Um, and so I'm waiting for him to go over that. He said, call him back in the morning. And then I just went and walked a property with my wife. Um, it's in Carrollton, right next to another one that we're actually gonna be buying ourselves in March. Um, and uh yeah, anyways, crazy day. Went and walked that one, told him the same thing, gonna help him find a buyer, and um yeah, super crazy. Um, we super crazy challenge. This is not the typical wholesaling, typically it's just a lot, a lot, a lot of grunt work, and you like you can get contracts um depending on what marketing channel you're doing. But we have just a ton of like a ton of a wave of deals coming through right now. So, yeah, I'll keep you guys posted. I'm gonna keep doing my thing, doing my marketing, making my call. Holy shit, about wrap it up, brother.

SPEAKER_04:

So obviously, he's uh around here in DFW, Carrollton, Arlington, a little bit out of the ways and love it, but I don't know why he said this is not typical wholesaling. That sounds like typical wholesaling, especially if you're doing the business. Now, for some of you, if you're newer, it's like holy shit, three contracts, 17,000 already assigned. That's a lot. And it's like, well, yeah, but listen, I don't know how long Cade's been doing this business. I think I've met him before, but I I'm not sure. But when you're in it, that is what a normal day looks like. Like contracts going out, assignments going out, close up funded deals happening every single day. And especially when you start working on leads that you've had in your pipeline for months and months, where now all of a sudden I'm closing a deal from a lead that I had three months ago, four months ago, and that momentum starts brewing. And now at this point, you know, we've been doing this for over a decade. It's like consistent deal flow where we're getting deals from leads from six months, 12 months, 24 months ago. We're getting sellers coming back to us. Hey, you bought one of my properties two years ago. Would you like to buy another one? I'm trying to get rid of the rest of my portfolio. So that momentum starts brewing there, and it is pretty insane. But that's building an organization and really gaining traction as a business. So it's definitely an opportunity and it can happen for wholesalers. It's just more often than not, wholesalers don't focus solely on wholesaling for a long period of time and they don't ever taste that momentum.

SPEAKER_00:

Is wholesaling dead or just different now? It's just different now. It's definitely not dead. I don't think it's possible to kill wholesaling. It will always work as long as there is a difficulty between buyers and sellers finding each other. There are more laws now that can make wholesaling a little bit more difficult, but they don't really ban wholesaling, they just put some stipulations around it. I don't ever see wholesaling dying.

SPEAKER_04:

I I agree. And it's funny that he said as long as there's uh a gap between buyers and sellers finding each other, and that's a weird way of thinking about it because I've always said um as long as there's motivated sellers, there will always be a need for wholesalers. And going back to the fact that majority of realtors just absolutely suck at marketing. I mean, they allow this void to take place. Realtors are not going out and trying to solve motivated sellers' problems majority of the time. Why? Because they get paid a commission based off of how high they can sell it, and they don't want to reach out to the people that have a highly distressed house that are on a short time frame that need to sell for a discount, which means selling for less money. They want to sell the pretty houses that are easy and going to go for multiple offers. It's just, and also they don't do a lot of marketing to begin with. So there's this void that's available for us as wholesalers, but his take, which is the buyers are not going out and connecting with the sellers themselves. That's true. Think about it. If you're a flipper and you've got three to five flips going on, where is your attention being spent? It's being spent on managing the contractors, negotiating with your offers that are on the market, dealing with inspection items when you receive offers, closing your deals, talking to your lenders. There's a lot going on when you own the assets. And so, what are you not paying attention? Well, marketing, running appointments, talking to sellers, being on the phone, trying to negotiate deals. And so there is this disconnect between actual in buyers and the motivated sellers. It's a great take, and another reason why wholesalers will always have a place in the marketplace.

SPEAKER_01:

90% of real estate wholesalers left us this year. From 2021, there were 90,000 wholesalers from a batch leads commission study. Now there are only 12,000. 90% left the business in four years. Why did this happen? Well, it happened because real estate got hard. Real estate's no longer easy. You can't just throw things against the wall and hope that they stick. You have to be purposeful, intentional, and that's how you run a real estate business.

SPEAKER_04:

It happened because interest rates went through the roof, buyers stopped, everyone panicked and ran off to do whatever else they were going to do, right? It was easy. It was easy to find in buyers. And so at the time, the hard part of wholesaling was locking down a deal. You had to go do a lead generation, and then you had to get the property under contract, and then dispo was easy. Okay. So, why I say that acquisitions was a little bit harder in the aspect of lead generation. Acquisitions was actually a little bit easier from the fact that you could lock properties up 80, 85, some places 90% of ARV. So you weren't having to get extreme discounts. Now, again, going back, I said this last week, you always had to pay attention to the fact that this wasn't going to last forever. We knew that there was going to be some sort of correction in the market, maybe even a full-on recession. And in 2022, when the interest rates rose, that killed the wholesale operations. Also, what else has happened? Well, texting regulations came down. There's but now there's new wholesaling regulations all across the the United States. And so, yes, there's many, many wholesalers that have left. And people want to say, is wholesaling dead? No, it's fantastic. This is what we what I personally wanted. Yeah. You in 2021, you're crushing it by locking things down at 85% of ARV and wholesaling to a hedge fund. Be careful. What happens if that hedge fund stops buying? Well, hedge fund stopped buying. I don't know what to do, RJ. Well, you should have been doing what I told you to do the whole time. Build out relationships with your end buyers, have an opportunity to dispo to multiple parties than just SFR3 or this hedge fund or that hedge fund. And when that all stopped, it changed the business for so many people. And unfortunately for them, they had to go find something else to do. But for those of us that were prepared and wise enough to see that the industry was inevitably going to have some sort of correction and change, we're still here and it's better than it's ever been. All right, guys, that's our episode of The King Closer Reacts. Let me know if you agree or disagree with my takes. Regardless, show me some love, like today's video, and we'll see you guys tomorrow.