Wholesaling APARTMENTS Is EASY?!? | The King Closer Reacts

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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.

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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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Chapters

• 0:05 Vacant Units Versus Inherited Tenants
• 1:20 Quadplex Horror Story And Lessons
• 3:06 Apartment Wholesaling Hype Debunked
• 5:15 Stick To One Strategy, Not Ten
• 7:20 Facebook Groups For Free Leads
• 14:26 Sign‑Off And Audience Challenge

Transcript

SPEAKER_04: 0:05

What's going on, everybody? Welcome to the King Closer Reacts. I am the King Closer. This is a series where I'm going to watch a bunch of YouTube videos and tell you how much I disagree with them. Let's get into the first video.

SPEAKER_00: 0:16

Vacant, which I particularly happen to like, right? I think when you're buying rental properties, the most risky situation you're ever in is when you acquire an inherited tenant, right? An inherited tenant is just a whole bag of unknown, right? I mean, there's obviously going to be unknowns with any tenant, right? But we mitigate the risk of a bad tenant or eliminate a lot of those unknowns when we do our own tenant screening uh to our set of standards, right? So when you're you're getting an inherited tenant, you know, it's it's an unknown game. You don't you don't know the type of standards that the uh previous owner utilized, right? So I'd like to acquire things uh when they're empty.

SPEAKER_04: 0:59

So I completely agree with this tape. Now, from a wholesaling perspective, there's nothing wrong with wholesaling tenant-occupied properties. But from a landlord's perspective, I completely agree with this, where you'll talk to the seller and they'll tell you, oh, these tenants are amazing. They've been living here forever, they always pay on time. They can even show you proof that they've paid on time. But I'll give an example. We bought a quadplex back in 2020 in Huntington, West Virginia. Now, as most of you know, I'm not a huge fan of West Virginia, and that alone probably should have screamed that we were gonna have issues with our tenants. And sure enough, we did. The quadplex was 100% occupied. We bought the property during the 50-50-50 on seller finance terms, and I took it down because I was still in my cookie, I was leaving my cookie monster phase where I was buying everything. Okay, and this was no money down, right? Tenant occupied, it was cash flowing. Well, the issue was is the tenants they they had a little recreational drug usage problem, okay. And because of that, sometimes they had a little bit of paying the rent problem because priorities, you know. I mean, you had to hand it to them, they knew what was important to them, not where they wanted to live, but just whatever they could put up their nose or in their lungs. And uh yeah, we had a lot of issues, so many issues because then the property became physically distressed, they damaged the property, we couldn't sell it, we were upside down, we ended up having to sell the property on terms. We're still getting paid on it today, and it still works out nicely because we ended up doing a wrap on it and selling it, but all of the issues stem from the inherited tenants, and that's just one of many examples I have. So I completely agree with this take.

SPEAKER_03: 3:00

So if you've done a few real estate deals, fix and flips or wholesale, and this is your sign to get into the big leagues. The big leagues is apartment building wholesaling. So, unlike your residential wholesaling flips, you can make like 10 to 15k apartment buildings because they're bigger transactions, you can actually make larger spreads. Five and six bigger paychecks are common. And the reason for that is because you're just doing a bigger transaction. Think about it you can go and find an apartment owner that's tired of owning their apartment complex, lock it up at a little bit of a discount because the deal is so big, you make a big spread, and then you go and find a cash buyer and flip it over to them. Sounds like something that might take a little bit of work and some knowledge, but guess what? If you're trained the right way, you can do this over and over and over again. Something that I've actually mastered. So if you're interested in learning more about that, grab my freaking book.

SPEAKER_04: 3:47

Oh, this takes me back to a couple weeks ago when we had the commercial wholesaler say, Yeah, you know, just go to the big leagues, forget those little tiny houses. This guy says, you know, let's go to apartments. You know, just a little bit of work and a little bit of knowledge, but download my free guide, and I'm gonna give you that little bit of knowledge. So now you could go wholesale apartment buildings. This is the issue, right? I talk to hundreds, if not thousands, of people that are in this position where they want to leave their W-2s, they want to find a career path, they need more money, and then they they they go after wholesaling and they figure out how to wholesale single family, but then on social media, because this guy clearly is teaching people how to wholesale apartment buildings, which there's nothing wrong with wholesaling apartment buildings. The issue that I have here is that you're telling the single family wholesaler that you're playing in the miners, you need to come up to the big leagues so you can make bigger checks. That's true, but there is going to be a lot more knowledge that is going to be needed. It's going to be harder for you to establish relationships with the sellers and with your end buyers. There's going to be significant due diligence that's needed. Their underwriting capabilities are going to have to be through the roof to actually understand this. And so you're telling someone that what they're doing in the single family world world is not good enough. And this actually impacted my life and my career because I listened to this over and over. I watched people graduate from single family and go to apartments and then say, You need to do what I did. What you're doing is not good enough. And so I went and I tried it and then it didn't work, and it almost cost me my career and my business. And so anytime I hear this, it's like, why can't you just stand on the legs of what the power of multifamily wholesaling is? Why do you have to go attack what somebody else does? I don't ever go out and say, hey, if you're flipping houses or if you're a landlord or if you're a realtor, you need to stop that. You need to come do this instead. I just say if you want to learn how to wholesale single family real estate virtually in all 50 states, I can show you how to do that. And it works. I think I understand the reason why this guy had one like on his video because it comes across as sales pitchy, and I think the world's catching up to the fact that we just don't want to buy your shit this way.

SPEAKER_05: 6:38

Now, and I can totally relate to this, Stephanie. You know, um, it's so true. I mean, I started uh about a year and a half ago, it's been a little over a year and a half in wholesaling, and and it was, I was like, everything looked good. Like, I'm going to call direct to seller. Right, right. It really does. And then it went from direct to seller to no, you know, I I think, oh, I heard somebody say direct to agent. So now I'm going to, you know, my outreach is going to be focused on talking to agents and I'm going to learn that conversation. And it just, you know, and what ends up happening is it's like a like going nowhere, like on a when you're on a treadmill, right? At the at the gym, and you know that just cycles around, and you just you can never really get off because you and you're not really going anywhere all at the same time. And so yep, couldn't agree more.

SPEAKER_04: 7:38

Been saying it for years. This is why you need to have a hedgehog concept. It's inevitable. We bring in 20 to 30 people for every TU class, and one of the first things we ask to do fill out your hedgehog concept. And there'll be people, well, RJ, one thing. Because there's a lot of things that we can do. I'm going to do three. Okay, good luck. All right, use these systems, right? This past Tuesday, we just did a live about all the systems that we use, and people are gonna look at it and be like, RJ, you said to do speed lead and property leads and lead solo, but you know, I'm gonna cold call and I'm gonna do direct mail. And um maybe when I'm broke because none of it's working, I'm gonna go become a bird dog. You know, it's like maybe the reason why you're broke is because you keep trying all the shit out. And maybe the reason why I keep talking about the exact same systems, the exact same stuff over and over and over again is because it works. Maybe it could just be that simple. Learn from this woman who just said she was running on a treadmill. Don't do that. Just pick one thing and master it.

SPEAKER_02: 8:59

If you're gonna be a wholesaler to start, that's great because maybe you don't have much money and you want to get into the game, you don't have a rich uncle, you don't have a silver spoon in your mouth. So, what is a way that you can start making money in real estate? It's through wholesaling. You go out and you find a great deal, you contract it at a low price, you add a little bit on a wholesale fee, and then you actually sell your contract to the next real estate investor. Now, why do we say that wholesaling isn't truly real estate investing? It's because basically you're creating yourself a job. It's a really good job, it's a high-paying job, maybe it's better than working for minimum wage. Come a wholesaler, you got nothing to lose. You can make more money as a real estate wholesaler and eventually become a real estate investor and build wealth.

SPEAKER_04: 9:40

If you're gonna be a wholesaler, I mean, I said it earlier. I this is why I get it. That yes, do you have benefits of becoming a landlord and actually owning real estate? Right? You gain appreciation, there's tax benefits, of course, the the income that comes in. Some people refer to that as passive income. I do think if you taught the majority of landlords, it is a little bit more active than just passive, but I just don't understand why this narrative exists. And it feels tired and played out, where it's like we literally have nothing else to say other than the fact that you're supposed to graduate from being a wholesaler to an actual real estate investor. I to all of the real estate investors, okay, I am a wholesaler. I have no problem with you not wanting me to identify as a real estate investor. I know that identities are super important during this time, and so I do not identify as a real estate investor, I solely identify as a wholesaler. Does that make you guys feel better? Is that okay? Like, I don't want to graduate to your big leagues, I want to stay in my league right now. I have a super high paying job, much higher than minimum wage. Are you okay with that? Is that okay? Can I work my little ass off or big ass off for the rest of my life just wholesaling away, just grinding away? Is that okay with you? Did that end the argument?

SPEAKER_01: 11:25

How I made$20,000 in 12 days on Facebook. I made a post saying I was looking to pay cash for a fixer upper home, and a guy reached out to me. His father had passed away and the property needed a ton of work. Said he didn't want to put the money into it and he would sell it for a discount. Wanted$100,000 for it. I didn't even have to pull comps, I knew it was a deal already, so I sent him a contract and we locked it up. Went back on Facebook in an investor group, posted the contract for sale, and had multiple people reach out to me. Some were offering me$15K, but a guy offered me$20K and said he would put a non-refundable earnest money down today. I agreed and sent him an assignment of contract. I let the title company know and they set up a date for closing. The buyer brought the funds, so that means I didn't have to use any of my own money or credit to close on the deal. Closed and I made 20 grand.

SPEAKER_04: 12:05

Now listen, this video right here is another one of those 20-something year olds that's like, look at how much money I make wholesaling, right? Essentially. And I I kind of shit on him a couple weeks ago, where it was like, watch me wholesale this dead person's house using nothing but Zillow and AI. My boy Max Deere, man, he's popping off all over social media. He's doing it with everything. Dead people stealing it from the bank. I mean, he he's doing them all. We we got other people, you know who I'm talking about, you know, copycats. Anyways, he does it all the time. This one right here, though, I actually like this one because this brings the value of how he got the deal, right? He got it from Facebook, and this is a strategy. There are Facebook groups out there that are for neighborhood specific, for buy and sell trade groups. And what he did right there was he found a motivated seller through a Facebook group, and that person reached out to him. That is uh an entire free business strategy that you could have. That if you are significantly low on budget, you could take an entire Saturday. What is it? Do it today, right? Let's be honest. You're gonna be sitting on your ass watching the NFL playoffs, okay? Go Patriots, sit there and just make posts in all the groups, see if something comes from it. If not, all you did was waste a few hours on Facebook, which you're probably going to be doing anyways, with nothing fruitful coming from it. But this stands the chance to actually bring you 20 grand. So it's a good strategy, but furthermore, being involved in Facebook groups that are specific for real estate investing and whole. Oh, I'm so sorry, I don't identify that way anymore. Specifically for wholesaling, I am sorry to all the landlords, it's new. Bear with me, we're trying to make changes in 2026. All of the wholesaling groups go in there and post about your deals, build relationships with them buyers, and leverage the fact that social media is free. All right, guys, that's our episode of The King Closer Reacts. I hope you enjoyed my new identity as I am nothing more than just a little worker be wholesaler. If you also identify as nothing more than just a worker bee wholesaler, drop a comment. Regardless, show me some love since I'm going to be working my big ass off for the rest of my life because I'm not a real estate investor. We'll see you guys tomorrow.