The Titanium Vault hosted by RJ Bates III

These Wholesaling Strategies Are Absolutely Insane | The King Closer Reacts

• RJ Bates III • Episode 711

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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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SPEAKER_05:

What's up, everybody? Welcome to the King Closer Reacts. I am the King Closer RJ Base III. And today we are hoping that we have a ball-free episode. Let's get into the first video.

SPEAKER_01:

Wholesaling treated properly, meaning if you start there and start doing something, it is truly that gateway into a wealth of real estate.

SPEAKER_02:

I think looking at wholesaling, I mean, just think about it, the ability to find off-market deals and be direct to a seller on it, right? And I think like wholesaling, look at it two ways. Like one, it's a means to create income. You want to find off-market deals for fix and flip through rentals. I mean, you're going to get properties that come in that you're looking at that don't fit your buy box that work for another investor. And it's just another way to monetize and create another source of income for yourself. Why not monetize that and create a business out of it?

SPEAKER_05:

So this is a common discussion. In fact, over the past couple of days, because of the King Closer Reacts, it's become even more of a hot topic in my world where people want to say that wholesaling is level one. I appreciate this take right here, where it's you're learning a skill set on how to source sellers, direct a seller, and you're also building relationships with in buyers. And if they do not fit a buy box, say if you are a landlord or flipper or whatever, it can become a business. And I think this is a narrative that we do need to change inside of the real estate investing world, that it is okay to just be a wholesaler. So many of us have dedicated our lives to just being a wholesaler now, and it has completely revolutionized us financially and the uh the skill sets and our teams and everything has improved because we're not ashamed and we're not afraid. We don't believe that we have to go do other things. A separate business in the future could do that if we want, or we could just say this is all we want our real estate business doing is just wholesaling and you become great at it, then there's nothing wrong with that. It doesn't have to become anything more. It's okay to be a wholesaler and make that your final destination.

SPEAKER_07:

So most agents spend more time and money marketing their own brand than actually the house. That's why I think it's broken. If you ever have a conversation with a really experienced wholesaler, I know realtors hate wholesalers, so this might piss some people off. Somebody who's been wholesaling for years can run circles around a traditional realtor in knowledge, like about comping properties, talking to sellers, marketing, sales, real estate knowledge. Hate to say it, but they can run circles around a traditional realtor. This is a little crazy, but I I put my money where my mouth is. If they take our challenge, join our team, and they don't and they don't make 100k in 2026, we'll pay them 10 grand.

SPEAKER_05:

Who is this guy? This dude's my favorite realtor of all time. I'm sorry, Cassie. Second favorite. Sorry, Matthew Potter, third favorite, man. Oh I feel so vindicated right now. Like someone finally sees the same thing that I see. Let's start off with the first thing he said. Most licensed realtors do more around marketing their own brand than they do marketing the properties that they are listing. Absolute facts. Absolute facts. That's why I've also said when it comes to realtors that badmouth wholesalers, which he said, most realtors hate wholesalers. Okay, how often do we as wholesalers call a seller and hear them say, I am getting just bamboozled with calls from licensed realtors trying to list my property and help me sell? Never. Are there wholesalers? Oh buddy, we are fighting tooth and nail. We are killing each other to get these properties, but realtors, no. And then when he talks about our ability to comp and underwrite, we are doing it all day, every day. I mean, it's on the phone, on the fly. We're talking, and we're not talking about the simple stuff where it's like, oh, you have a completely fixed-up property in a cookie cutter neighborhood where they've all sold for$300,000. Let me pull you a CMA that then tells you that it can sell for$300,000. No, we're talking about we're taking a property in a$300,000 neighborhood that has been physically distressed and neglected, and we're underwriting it. We're figuring out what it can be worth today to an in-buyer, calculating the repairs, figuring out the profit that would be needed from that$300,000 after repair value. And when we talk to licensed realtors that are not in this world, it's a foreign language. And so I absolutely agree that the majority of wholesalers, even though I feel like we still as an industry completely suck at this, can run circles around the majority of realtors because I think they lack work ethic. I think they feel like we've become licensed, we are the authority in this space. Homeowners are supposed to call us and we will be their solution. And it should be a simple process. Whereas that's not the case for many, many sellers, and that's why wholesalers have such a strong hold and foundation in this industry.

SPEAKER_06:

Let's jump into ladder step number one. That is commercial wholesaling, which is the perfect starting point if you are working with little to no money. Okay. I'm removing all the excuses for you to get started. So here are the steps to uh wholesaling a commercial deal. It is to find a motivated seller, right? A good deal in a good area. That's important. Okay. Motivated a seller, good deal in a good area. Number two is to get it under contract. Okay. Number three is to find a qualified buyer, a buyer that can perform. Number four is to sign the contract for money to the buyer. And the last step is to close a deal and get paid. Your whole goal here with commercial wholesaling is to repeat this process so that you can build up your savings so that you have your own down payment where you don't have to wholesale anymore. Okay, that's the whole goal here. Let's jump into that's all you gotta do.

SPEAKER_05:

Little to no money, commercial wholesaling. Just go find you a motivated seller, get you a good deal, find a buyer, and then get your money.

SPEAKER_06:

That's it.

SPEAKER_05:

Everybody go do it. No explanation of how we're gonna do that with no money. No explanation of how to find a motivated seller, how to find a quality. What is a good deal in commercial wholesaling? Commercial dude. That is mind-boggling. I mean, I have trained thousands of single-family wholesalers, and it is really, really difficult to get people to grasp what a good deal is. I can only imagine with that simple of an answer of what commercial wholesaling is, how difficult it would be to get someone to understand how to comp and underwrite a commercial deal. That's wild. And when it comes to commercial real estate, it is literally the brutal wild, wild west, right? I mean, it is just a savage world where the brokers are coming out to get deals. Everybody knows everybody. It's the good old boys club. And you're just saying, yeah, just go get you a deal, find a motive and seller, get it under contract, find your qualified buyer, and then you got it. And then you got your down payment to go get you one. That is such an oversimplification of what wholesaling is in general, and to say that when it comes to commercial, I hate this stuff because it started off with you don't need any money. You don't need any money to actually do the transaction, but you do need money to be able to find one, a deal, two, to have the resources to actually be able to combat underwrite and understand what is the deal, what's not a deal, and three, find that end buyer, unless you're going to be working with brokers, which then you need to build relationships. That's just that's craziness.

SPEAKER_00:

Next, the most important thing when it comes to preparing clients for a negotiation is to make sure nothing is personal. This is real estate. So your goal is to sell your home or your goal is to buy a home, but you cannot take anything personal during a negotiation.

SPEAKER_05:

The most important thing when it comes the only thing that I took personal on that was the fact that he was wearing that shirt in that video. That was wild. I take that personal. Like I'm offended by that shirt. Outside of that, I mean that was about as much as I expect from a realtor's YouTube video. Yep. Don't take anything personal in real estate. Powerful, powerful stuff. Can we go back to the real guy that says wholesalers know more than realtors? I like that guy more than this one.

SPEAKER_03:

So you don't have a cash buyer for your wholesale deal? Here's a simple strategy that always works. Let the seller know that you need a little more time to market their property, get them to sign an agreement that makes you the limited attorney in fact, which allows you to list the property on MLS, hit with an agent or a flat fee broker and get the property listed. You get that property listed, get it priced right, and buyers are gonna start coming in. Don't know how the paperwork works, you don't know how to do that, comment MLS below, and I'll give you Jordan.

SPEAKER_05:

These videos are wild today. What are we doing, man? That's absolutely what you should do. When the marketplace has told you that the property is probably overpriced, you should totally go get a power of attorney over it or an attorney in fact to go list it on the MLS and not tell the seller what's going on. I mean, why wouldn't you go to the seller and give the actual feedback from the buyer? Why wouldn't you explain what's going on there instead of trying to convert this over to an MLS listing or an ovation? This is this is the stuff that kills me. I just got done, you guys. This is a couple weeks after I recorded this, but I just got done doing a video, a podcast with Brent Daniels, and someone asked, What do you tell a seller when you haven't had a buyer want the property yet? What do we do? And Brent Daniels said, if you don't have a buyer, it's because of one thing: the price. You don't have a deal. And what's scary is, is if you don't have a deal, we're saying take it to them less. It's why now myself and Jerry Norton, when we're calling sellers live, every single time we talk to a seller, it's like, I just got screwed over by a wholesaler, just got screwed over, got a long strung out for 58 days, and then he terminated on me.

SPEAKER_04:

It's because of stuff like this. Guys, you don't have to take it to the MLS, you don't have to do this stuff. You just have to know what is a deal and what's not a deal.

SPEAKER_05:

Get it at the right price, do things with transparency with your sellers, not go find another strategy that gets you into more and more risk associated with a wholesale transaction. This is craziness. Do we have any more? That's it. Thank God. Whoa, what an episode of the King Closure Reacts. It was just, we went from this amazing realtor saying the most glorious words ever uttered from a realtor to that offensive shirt to crazy MLS listings. Great information today. And yes, we were all saved. There were no balls associated with today's episode. Thank God. Show me some love, like the video. See you guys tomorrow.