The King Closer Reacts to Wholesaling Reality

Want to work directly with me to close more deals? Go Here: https://www.titaniumu.com
Want the Closer’s Formula sales process I’ve used to close 2,000+ deals (FREE) Go Here: https://www.kingclosersformula.com/close


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

_________________________________

With over 2,000 Videos, this is the #1 channel on YouTube for all things Virtual Wholesaling. SUBSCRIBE NOW!    https://www.youtube.com/@RJBatesIII

_________________________________

RESOURCES FOR YOU:

If you want my team and I to walk you through how to build or scale your virtual wholesaling business from A to Z, click here to learn more about Titanium University: https://www.titaniumu.com

(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

(FREE) Join our exclusive FB group community for real estate investors and wholesalers: https://www.facebook.com/groups/titaniumvault/

(FREE) Click here to grab our Titanium fleet free PDF & training: Our battle tested strategies and tools that we actually use… and are proven to work: https://www.kingclosersformula.com/fleet

Grab the King Closer Blueprint: My Step by Step Sales Process for closing over 2,000 deals (Only $37): https://www.kingclosersformula.com/kcblueprint

Grab Titanium Profits: Our exact system we use to comp and underwrite deals in only 4 minutes. (Only $99) https://www.kingclosersformula.com/titaniumprofits

Chapters

• 0:05 Welcome And Format Of Reacts
• 0:18 The “Four Things” Claim In Wholesaling
• 1:06 Contracts Vs Transaction Coordination
• 2:40 Think Big Claims And Reality Check
• 5:17 Wholesaling Analogy Breakdown
• 8:35 Cold Calling And “50 Nos A Day”
• 9:04 Direct To Agent: Pros And Limits
• 12:10 Final Takeaways And Audience CTA

Transcript

SPEAKER_03: 0:05

What's up everybody? Welcome to the King Closer Reacts. I am the King Closer, RJ Base III, and this is the series where I'm going to watch a bunch of videos and show you how much I probably disagree with what they say. Let's get into the first video.

SPEAKER_05: 0:18

These are the only four things that you need to worry about when you're wholesaling real estate. And so watch this video again and again until you get really good at all of these. We're going to have future videos about all of them. So number one is marketing. You have to understand how to bring in motivated seller leads, how to find cash buyers, all this type of stuff, bringing in business. Number two is how to actually close down the business in the sales aspect, right? So you got to learn scripts, you got to learn how to close down deals. And if you have sales experience, even better, you can implement a lot of the things that you have, but learn the lingo. Number three is comping properties. You got to understand how to actually assess what a property is worth in the future value after it's fixed up. And lastly, you need to understand the contracts on how to do all of this. And I got actually a free bonus for you guys for sticking around. DM me the word contract, and I'll send you my contracts for free.

SPEAKER_06: 1:06

Most wholesalers think that you have to go on belly-belly appointments, meeting with sellers, running all over town.

SPEAKER_03: 1:12

Shut your mouth. Close the phone and you just kept on talking. He was doing really good through like three. And then he got into four. And the contracts? I mean, listen, do you need to understand the contracts when it comes to wholesaling real estate? Sure. But is it one of the top four most critical aspects that you need to know? I wouldn't say that. I wouldn't. I agree with marketing. I agree with the sales because he included how to you know close the seller and how to dispo to your in buyer. So he kind of combined that. Okay, that makes sense. Comping and underwriting, absolutely critical. But leaving out transaction coordination and saying you need to understand contracts just so you could pitch, hey, click here to get my free contract. Eh, kind of missed the boat, right? You need to have the contracts, you need to understand to fill it out. But to be honest with you, it's pretty simple. I mean, our contract has like eight fill-in-the-blanks. And what are you doing with that? Well, you're assigning your rights to purchase that property on that contract to your end buyer, and we do that with a simple assignment form, and that's like three fill-in-the-blanks. So it doesn't have to be overly complicated. I guess I see where he's coming from, but it just felt more sales pitchy. The overall, if you were to focus on lead generation, how to do acquisitions, how to do dispositions and transaction coordination, if you really focused your efforts on learning those skills, that's where you're gonna become a great wholesaler.

SPEAKER_00: 2:56

You need to read that book, Magic of Thanking Big. You understand? So big, thank 50K, 100k, 150k deals, half a million dollar deal. Believe that you can make$500,000 on one deal, man. You know what I'm saying? It's it's people that made$500,000 on one wholesale deal, right? And so that's my goal. I'm trying to do bigger six-figure deals, man, and we all should be aiming big. You see what I'm saying?

SPEAKER_03: 3:24

All right, I like his enthusiasm, right? You you do have to kind of speak it into existence. I've talked about this. I even have a video from last year where it was like, hey, I'm the babe roots of wholesale where I'm calling my shot before. Like, this is the one. I'm gonna get it. And I believe in the power of positive thinking. However, listen, you've got to get uh an apartment, multi-family, a commercial deal, a banger of a land deal if you're hoping to get a half million dollar deal. So it's not just so much about, hey, I'm gonna believe it, I'm gonna speak it into existence. It's also you got to be strategic on what you're you're seeking, right? Your lead generation, are you buying leads? Are you generating leads that are actually gonna give you these opportunities? Quite frankly, I'm not I'm not trying to generate leads for multifamily and commercial and and huge land deals. I am going after single family. And so these types of videos can be somewhat misleading to the newer wholesalers where they're like, oh, 100,000, 200,000, half a million dollars. I I believe I'm gonna speak it into existence. Well, don't don't shy away from the$10,000 cookie cutter wholesale deals and building that up over and over and over again. And this is where you kind of have to make a decision as a business owner: are you more about quality or are you more about quantity? For me, I am a quantity type business owner. I don't want to rely on one big deal every single month. I'd much rather have smaller, easier deals to get across and have volume. And so the quantity gives us the opportunity where if a deal does fall apart, it's not like we just don't make any revenue this month. It's just a natural attrition of what we're doing inside of our business.

SPEAKER_02: 5:17

Okay, this is how real estate wholesaling works in 60 seconds or less. Let's say this cop is the seller. They own a house, they want to sell it fast. Maybe it's ugly, vacant, or they need cash fast. This wallet is the buyer, usually a cash investor who wants to fix it or rent it out. And this pen right here is you, wholesaler. You find the seller, you put the house under contract for$100,000, then you find a cash buyer willing to pay$110,000. You sign your contract to that buyer for$10,000 fee. The buyer pays$110,000, the seller gets$100, and you make the$10,000 difference. That's wholesaling. You connect the dots, you make the money without owning the real estate. If you want to learn how to creatively find deals, talk to sellers.

SPEAKER_03: 6:01

I love a good analogy. Analogies are fantastic. I use them all the time. In fact, I've used pens as an analogy for comping and underwriting before. The issue is when you just kind of willy-nilly do an analogy, and it makes no fucking sense. Like, I think he just wanted to show off his bad motherfucker wallet. I think that's what he wanted to show off. Like, look at my wallet. Look at this. I'm gonna put it on top of this coffee cup because the coffee cup was the seller, and then the wallet was the buyer, and then we, as the wholesaler of the pin. When did the story ever show how they were connecting the dots and what was taking place? Other than the fact that he just called the seller a coffee cup. Regulations, regulations on microphones and cameras, Jordan. It's what we need in 2026. But his breakdown of what wholesaling is was good. I mean, I'm I'm surprised that he didn't say, you know, you're gonna lock up this contract for$100,000 and then go assign it for$600,000, like the previous guy. But apparently we can't all make half a million dollar bangers. He should have just spoken it into existence.

SPEAKER_01: 7:15

Getting my 50 no's a day, which now I know could probably take me three, four hours to get 50 no's. Back then it took me like seven, eight hours to get 50 no's. The question you probably get most often is Nick, once I pay you this initiation fee and I join the community, how long until I do my first deal? Yeah, right? From the time I did that to my first closing that I saw was 30 days. But I was also hanging out with you 60, 70, 80 days before that. So though that period, even before I was in the program and just listening to whatever you had to say, I would get my 50 no's a day. I would be on mojo with my poor contact rate at the time, getting my 50 no's a day, which now I know could probably take me three, four hours to get 50 no's. Back then it took me like seven, eight hours to get away. But staying the course in that, I knew that if I got my 50 no's a day, that I would eventually compile enough leads to do deals and eventually unboxed. We're still going, bro.

unknown: 8:12

Getting my 50 no's a day, which now I know.

SPEAKER_03: 8:14

Oh my god, it's like an endless cycle of repeat. I don't know when it stops, when it starts again. That dude said 50 no's, and the way he said it was like he was saying nos, not no. I that threw me off. And it was a pitch for somebody else's education program. That was a crazy reel, man. Like, why'd you give that to me? That reel sucked. I hate that reel. I was I didn't know when it stopped and when it started again, but he was on mojo and he was cold calling. Just another testimonial of how bad cold calling sucks. Just throwing that out there in case you were wondering. I hate cold calling. You should have stopped years ago. If you're still doing it, enjoy getting your 50 no's a day.

SPEAKER_07: 9:04

Anthony, what is one of your favorite things about direct to agent? I got a lot. The agent's doing the hard part, right? They're doing the emotional conversation with the seller, which I was doing direct to seller, but it was taking so long. And I would listen, I would listen, I would listen. Two hours goes by, I make my offer. Next day, another offer came in done. That happened a few times. I'm like, why am I doing this? No marketing cost. For somebody starting out, like I recommend direct to agent because you have time, but you usually don't have money. And the speed to conversion is a lot better in that model, in my opinion. You're not spending money and you can get a deal pretty quickly with direct to seller. Probably need what 90 days and a decent budget to kind of get that ball rolling. With direct to agent, I had my first deal in a couple weeks because I had time and I wasn't spending any money. And you can talk to enough agents in a day where they're already have a big network, they're dealing with a lot of properties, they have a lot of opportunity. So the speed and lack of cost made me buy in right away.

SPEAKER_04: 9:50

In the beginning, when you don't have a big budget, your hands are tied a bit. Like it or not, good or bad. When you don't have a budget, you have to do like free things like driving for dollars or other things because you just don't have the money to do something else, even if you wanted to. So I love that one. That one's a great one.

SPEAKER_03: 10:04

All right, so that's my boy Jerry. All right, he loves direct to agent. I don't, I don't like it. Jerry teaches it, and I like how you know the the guy that was doing it was like speed and lack of budget. Well, speed for him, he got a deal in 30 days. But there's other people out there where that's not necessarily the case. The reality of it is that the key to direct to agent and the reason why you would want to do that is because you have no budget, and that's where Jerry really hammers home. Like, if you're new and you don't have a budget, this is where direct to agent could come in and can help you. But again, I have yet to come across many people that are absolutely just crushing it. Although the last time I said this on King Closer Reacts, there was one guy that was like, I'm gonna do like 30 deals this year through direct to agent, and that's fantastic. The difference is that that was one person, and I still have yet to see it like over and over and over. It's just I don't see wholesalers saying, here's how I'm doing multiple seven figures. I'm doing it through direct to agent. Does it work? Yes, I've said this over and over and over again. Everything works. It's about are you going to be consistent with it? Is it going to achieve your goals? And is it really how you want to establish your business? For me personally, I want to try to eliminate as many third parties that I'm relying on, even though we're always going to be relying on them. I don't want them to necessarily have to do the legwork for me. And that's what he was saying, right? The agents will go out and they'll do the heavy lifting. Basically, they're going to go out and they're going to bring me that deal. That's what I'm always concerned about with direct to agent. That I'm literally relying on my relationships with those agents. Does it work? Of course it does. I just don't know if it's a viable business strategy long term. All right, that's our episode of The King Closer Reacts. Let me know if you agree with me. If you disagree, go let Steve Train know. Regardless, like my video. We'll see you guys tomorrow.