Finding Deals Outside Your Local Market Works Better Than You'd Expect

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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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Chapters

• 0:03 Stop Chasing “Magic Markets”
• 0:43 Why Georgia Stands Out
• 2:31 Population And Growth Advantages
• 3:12 Atlanta As The Anchor Market
• 4:16 Tertiary Cities Around Atlanta
• 5:56 East To Athens And Augusta
• 6:35 Macon’s Low Price Tradeoffs
• 7:22 Columbus And Savannah Potential
• 8:40 Real Deals From Rural Pulls
• 9:36 Regulations, Attorneys, And Ease
• 10:49 Top Ten Verdict And CTA

Transcript

SPEAKER_00: 0:03

One of the most frequently asked questions I get for people that are just starting their virtual wholesaling journey is what market should I be targeting? What states, what cities, where's that magical location, RJ, that I need to go to that's gonna guarantee me a deal? Well, none of that actually exists because there's motivated sellers all throughout the country, but there are certain locations that have highly motivated sellers and a plethora of in buyers that are ready to take down investment properties. And today we are going to be talking about, in my opinion, one of the best states to target as a virtual wholesaler, and that is Georgia. Now, I love Georgia because it is got markets from the major metro area of Atlanta, but then the tertiary markets surrounding smaller college towns, and pretty much it doesn't matter, north, south, east, west. There are going to be cities across the state in which we have completed deals and there are always in buyers. So when I look at a virtual market, I hope that there are motivated sellers, like there's actual motivation there. There's states that the sellers know that they're in a location, maybe price point-wise, maybe the rental properties can't cash flow. It kind of really doesn't feel like the sellers are motivated. And Georgia is the opposite. There are people there that have pieces of real estate that they need to sell for a discount. And then you're looking at both flippers and landlords throughout the state. And so it gives you plenty of opportunity to be able to dispo your deals. Now, this shouldn't be that shocking because if you've been following the wholesaling around the world series, which now we're on, this is our 29th edition that we've been bringing you guys. The population rank significantly impacts where it kind of ranks in in virtual wholesaling world, right? We need it to be populated more often than not, right? Last week we did Alaska and it was way down there. Why? Because, well, it's just purely lacking population. Well, Georgia is the eighth most populated state in the United States, coming in with just north of 11 million people. But also, Georgia has been seeing a significant growth increase in population. And so it's a growing state that population's in the top 10. And I feel like that's one of the many reasons why we are seeing that this is a great location for virtual wholesalers to target. Now, the other thing that we need outside of just population is we need one at least one central location, big metro area in where we can kind of spread off of. And Atlanta, Georgia, absolutely brings us that. Now, Atlanta has been a market for many, many years that has been great for virtual wholesaling. Hedge funds used to buy there, some still do. And it's always it gives you the high price points, it gives you the low price points, it gives you development opportunities on land. Atlanta is one of the better large metro areas in the United States. I would compare it similar to a Dallas Fort Worth, a Houston, a Tampa. I wouldn't go as far as like a Phoenix because it's it's just a different kind of feel there. I feel like it it probably most closely resembles Dallas, Texas to me. And that's from someone that's lived in Dallas Fort Worth his whole life. Atlanta is very similar in that regard. Is it going to be competitive? Absolutely. There are going to be a lot of there's going to be a ton of competition in Atlanta, Georgia. That doesn't mean that as a virtual wholesaler, you cannot succeed there. You absolutely can. It's just you have to go in with the proper expectations. As a virtual wholesaler, if you're running something like nationwide PPL or PPC campaigns, you shouldn't necessarily be targeting Atlanta and trying to get the same volume for your entire wholesale business. I always use the analogy of we just want to come in and we want to siphon a handful of deals away from the local competition, right? The ones that really have kind of put their foot down in that market and kind of establish themselves. We just want to steal a couple of deals from them that they they maybe missed out on, maybe they're slow to follow up, something like that. That's what we want to go in there and get. But then surrounding Atlanta, there's tons of opportunities, right? And these smaller tertiary cities surrounding it. I'm looking at this Kennesaw, Covington, Lawrenceville, Duluth, Stockbridge, uh, Hampton. Where's another one? Griffin, we've done a deal there. Fayetteville, Peachtree City. These are all locations right around Atlanta that we've done deals. It's not like we're doing volume in those cities, but again, it's close enough to where we're kind of pulling from that buyer's base out of that large metro area. So if you're familiar with Dallas Fort Worth, Texas, this is like us going to Waxahatchie, Weatherford, maybe even Denton, right? We're pulling away from the Dallas Fort Worth metro area. We're pulling away from Atlanta, but we can still get buyers that can go out there. They're willing to go out there as long as you can bring them a great deal. But then we move over east from Atlanta, and the first uh college town that we're gonna deal with is Athens, which is where the University of Georgia is. Great, great location for wholesaling. You could get low-end price properties there that are great for cash flow rentals. There's flip opportunities there. There's going to be highly motivated sellers. That's a great location. Moving even further east, you go all the way over to Augusta, where the Masters is held. That's a fantastic market for wholesaling. We've done multiple, multiple deals in that location. And then going south, uh, Macon, Georgia, probably one of my least favorite Georgia cities, just because the price points can be so low in certain parts of the city that you're not going to make a ton of money. Whereas I feel like the majority of Georgia actually gives you a pretty substantial opportunity to make a solid assignment fee, right? Macon is kind of one the one city that's like, hey, yeah, this might be kind of like a Birmingham or Jackson, Mississippi, where you might just need to take your five grand assignment fee. That's not to say you can't make more money in Macon, Georgia. It's just some of the price points are so low there that that might be what happens. And then you've got a couple of other larger cities, um, Columbus on the west side, like southwest uh portion of the state. Great market. Again, hedge funds by there. You've got rental properties, you got flips. It checks all of the boxes for what really makes a great virtual market. And then on the far southeast side of the state, you've got Savannah, another really solid market. Um, just across the board, Georgia is really good for someone with my business model where it's like I don't need Georgia to be the only state, but I can absolutely count on Georgia being a place where we are regularly going to have deals. And it's because one, I because of the population, we're going to have volume and leads coming in. Second, there's going to be plenty of in buyers in the state throughout the state. And so just across the board, there's very few places that I would say are too rural for us to be able to dispoise going to be a major city close enough to it that we can pull in buyers from. So for example, uh, we've done a deal in I guess it's Millen, M-I-L-L-E-N, right? We did that a couple of years ago. That's the only deal that we've done there, but we actually pulled our buyer from Augusta, which is probably an hour, maybe an hour plus north of Millen. But we were able to get a buyer that's like, yeah, I could, I could take this down, I keep that as a rental property, I'll put it in my portfolio. And that's kind of how I felt Georgia has been throughout our tenureship. We didn't start virtually wholesaling in Georgia until 2020. So it was one of those locations that we brought in during the initial 50 deals in 50 states in 50 days. But ever since that time, we have been consistently doing multiple upon multiple deals a year in the state. And another reason why I love Georgia is because there are no wholesaling regulations, so it's one of those states that we don't really have to worry about anything, we just have to abide by the normal, typical wholesaling rules, right? We're signing our equitable interest, we're not selling properties. The only downside to Georgia is that it's an attorney state, it's not a title state. Now, that being said, out of all of the attorney states throughout the U.S., Georgia is the best when it comes to dealing with their attorneys. It's not like George, it's not like New York or New Jersey, where the attorneys are kind of a hindrance, right? It feels like they're almost deal killers, maybe even deal stealers at times. Like I've I've felt that in New Jersey and New York. In Georgia, I don't feel that. It's pretty similar to working with a title company. So, yes, you have to have a licensed attorney that closes your deals in Georgia, but outside of that, that's really the only negative. All right, the the rest of it is really, really solid. I'm gonna put Georgia in the top 10 virtual wholesaling markets. So, to go back to the initial question that you guys are always asking, where is that hidden gym? Where is that state that we should go after? Now, this is the 29th episode of Wholesale Around the World. We've talked about some of the great locations out there, the Michigans, the Ohio's. I still feel like Texas is the best state for virtual wholesale wholesaling, but Georgia is definitely up there. And if you are going to broaden out and you want to add more states, and you're wondering where you should buy your leads, right? If you're on Speed of Leads Marketplace or Leeds Ola's marketplace, Georgia should absolutely be one of those locations that you're targeting. There's very little reason as to why it should hold you back. There's going to be motivated sellers, there's plenty of population, there's always in buyer activity, and you can almost always take an in buyer from a major city, even if you are quote unquote rural. So, Georgia, one of the top markets out there for virtual wholesalers. For those of you that are currently doing deals in Georgia, let me know. Do you agree? Do you disagree? I'm assuming if you're doing deals in Georgia, you're gonna agree with my take on this one. So show me some love. Like today's video, and to all of you, Georgia Bulldog fans, we're so sorry about your loss last night to Ole Miss. That was rough, especially you, Joey. I'm thinking about you today, brother. See you guys tomorrow.