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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
Kansas Wholesaling Reality Check
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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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Closed deals in all 50 states
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Welcome back to wholesaling around the world, the Kansas edition. Now, today I'm going to be giving my take on my thoughts about virtually wholesaling in the state of Kansas. And I have to say, it does rank about where its population ranks, which is 34th in the United States with just south of 3 million people. For us, Kansas has always been one of the more difficult states to gain a lot of volume in, because quite frankly, it just lacks in population, right? 34th across the United States, and it's one big metro city, Kansas City, is actually in Missouri. Now there is a Kansas City, Kansas, but if you divide up the population of the two Kansas cities, because one's Kansas City, Missouri, one's Kansas City, Kansas, 65% of the population is in Missouri. And so even though it does have a large metro area right there, it's only bringing in about 35% of the population. Now we have Wichita and Topeka and some of the other major cities in Kansas, but they just don't quite live up to what the other states have in regards to large metro areas. So for us, Kansas has never been an area where we really focus a lot. There are some extremely rural areas with low buyer activity, which makes it really difficult when we do our nationwide PPL campaigns because we do receive leads in those rural locations. Now, how do we navigate that? We always tell the sellers listen, you're in a rural location. If we can get it discounted enough and give us more time, we can see what we could do in regards to trying to assign the contract. But realistically, there are going to be places in Kansas that are essentially dead. But realistically, the majority of the state is going to be extremely difficult in regards to disposition. Now on the acquisition side, I've always kind of felt like it was middle of the road. It's not as simple of a state as, say, like a Mississippi or Louisiana or West Virginia. It's still there's a little bit of competition, especially in like Wichita and Kansas City and the rural locations. It's pretty simple. But again, you're you're basically getting dead-on arrival leads in some of these locations. Now, the big thing about Kansas is there are no regulations against wholesaling as of yet. Now, there have been some that have been you know talked about potentially coming down the pipe later on in the future. But as of right now, in late 2025, early 2026, there are no regulations against wholesaling in the state of Kansas, except for make sure you're not acting as a broker, make sure you're assigning your rights, you're marketing that you're assigning your equitable interest in the contract, you're not selling the property, all of the normal things that come along in Kansas. Now, come along in wholesaling, not in Kansas. I misspoke there. Now, that being said, there is one thing that I do want to point out. Right here, Kansas has one of my favorite logos of all time. All right, the tornado going across the sunflower fields, that logo right there is freaking sick. It's kind of like Wisconsin. We get these great logos in these different random states that fit accordingly, but we don't have a ton of volume. So, as much as I'd love to do more volume in Kansas, it's just never really been a great location for us. Now, let's talk about Kansas City, the one major city. One of the things that kind of really introduced us to the Kansas City market, both Kansas City, Missouri, and Kansas City, Kansas, is that you can get extremely discounted properties, but it is one of those locations that you have to pay attention to the current market value, the as-is comps. I when we initially started doing marketing in Kansas, was 2020 when I did the 50-50-50, and I was doing text marketing there. And I remember I got multiple properties under contract because if you were underwriting it like you would in a Dallas Fort Worth, Texas, it looked like we were getting great deals, right? 70% of the ARV, sometimes 60% of the ARV minus repairs, minus the assignment fee. It looked like it was a no-brainer. But then when you go talk to the end buyers, they were like, hey, why would I purchase this property when I can get a property for cheaper off of the MLS? So Kansas is definitely one of those locations that you have to pay attention to the current market value. You should be doing this across the United States, but it's vitally important to do this even when you think you're getting a good deal, because the competition that exists on the MLS is going to kick you in the teeth, and you can pick up properties for extremely cheap in Kansas City, Kansas. You're talking about five, ten thousand dollar properties where maybe you're locking up for 20 to 30,000 and you think it's a great deal, but your end buyers are looking at it saying there's absolutely no reason for me to purchase that property when I can get it cheaper on the MLS. So you've got to pay attention to that. Also, when you are getting those random leads throughout the state, pay attention to the buyer activity, not only in the city, but in the county. Again, remember we're looking for a minimum of 2,000 buyers in the county. That's what would trigger you to say, hey, I can take a swing at this. Let me see if I can find an end buyer and assign my interest in this contract. But overall, I do not think Kansas is a place where you should identify and try to start your virtual wholesaling career in. I think it's always going to be extremely difficult. Less than 3 million people throughout the entire state, you're going to come across extremely rural deals, and price points are going to be relatively low for the majority of the state. So overall, it's going to be tough. I do think Wichita is a city that has a lot of potential for virtually wholesaling. There are some really good end buyers there, both on the flips and landlord side of things. So Wichita could be the location that you kind of primarily primarily focus on, maybe even more so than Kansas City, Kansas. That's just my personal preference. I'm not a huge Kansas City fan. That being said, Danny Herman, Justin May on my team. They are trying to convert me over to the Dart side when it comes to Kansas City. But personally, I've had more success inside of Wichita than I have on the Kansas side of Kansas City. So that's my take on Kansas. Probably ranks in the mid-30s, maybe even low 40s. Never been one of my favorite locations. That being said, I'd love to hear in the comments from those of you that are virtually wholesaling in Kansas. What do you think? Do you agree or do you disagree? And what about some of those rural locations? Are some of those honey holes? Are you targeting play places like Manhattan and Lawrence, where the major universities are, Kansas and Kansas State? Are those places where you're getting deals? Let me know in the comments. I'd love to find out if there's something that I'm missing. Regardless, show me some love, like today's video, and we'll see you guys tomorrow.