2,000 Cold Calls From $1M?! | King Closer Reacts

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) 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

• 0:00 Show Kickoff And Format
• 0:19 Pre-Foreclosure Expertise And Ethics
• 2:40 Florida Pace And Relationship Building
• 3:48 Why Pre-Foreclosure Isn’t Always A Discount
• 6:41 MLS Wholesaling: Pros, Cons, Context
• 9:05 Underwriting, Transparency, And Regulations
• 12:45 Buyer’s List Myths And Modern Tools

Transcript

SPEAKER_05: 0:05

What's going on, 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 YouTube videos and see if I agree or disagree. Let's get into the first video.

SPEAKER_01: 0:19

I got contacted through my DMs from a wholesaler down in Florida. She had run into a seller that was going through a difficult pre-foreclosure situation, wanted me to hop on a three-way call with them, kind of walk through some options and kind of just have a preliminary call to set the stage and kind of inform the seller of all the different options she has, let her digest that. We're trying to build that relationship to where maybe in the second and third conversation we have a contract. But in Florida, it's kind of more of a slow rolling process. We don't need to rush. We just want to build up that report.

unknown: 0:56

I got contacted.

SPEAKER_05: 0:57

So Michael is a former uh King Closer Reacts closer, and he specializes in pre-foreclosures. And I think what people need to understand is pre-foreclosures has always been one of those low-hanging fruit motivating factors that wholesalers target. And what we don't understand about this is just because they're facing financial distress and because they're in pre-foreclosure does not mean that they need to sell their house for a discount. There's many situations that, due to the fact that they're in pre-foreclosure, they don't want to sell their house. They want to stay there. They want to find a resolution, whether that's a loan modification or something else. It doesn't mean that us as wholesalers are always the best solution. And so I really appreciate Michael for being an expert in this motivating factor where he is kind of dedicated and niched down his business to where he targets these types of sellers. So he can be the authority in these types of scenarios. So many of us get on the phone with a financially distressed seller and we try to manufacture the deal because all we hear is pre-foreclosure, you're going to lose your house. You need to sell this as quickly as possible. But that's not the case. And so I really appreciate people like Michael being that expert that can come in. And like he said, we don't need to try to close it on the first dial, maybe the second or the third if we're the right fit, but we're letting the seller know all of their options. So for all of you wholesalers, when you talk to pre-foreclosure leads, understand you might not be their best solution.

SPEAKER_03: 2:40

I think you know, if you're looking for that, and and to make a point out of this, um, related to understanding the asset class, like if you are looking for something that is a low barrier to entry, um wholesaling can be that. It really can. But if you're going on market and attempting to, you know, get deals on market and assign them to people, especially if you're, you know, trying to assign them to someone that's also a licensed broker, you're you're you're gonna make a really bad reputation for yourself.

SPEAKER_05: 3:14

Okay, yes and no. I mean, I I kind of understand what he's talking about, you know, with wholesaling directly off the MLS. But then again, there is a value add that you can bring to the table. A lot of times, if you're making offers on MLS deals, it's gonna require you to make quite a few offers. That takes time to analyze the deal, understand what is a deal and not a deal, you're gonna get a lot of offers that are rejected. And so, from a flipper's perspective, if the numbers come across and it is a deal that works, then they're gonna buy it from the wholesaler. Okay. But seeing the fact that it was listed, now I agree if you're getting it and you're trying to list sell it for the same price that it's listed for, then yeah, you're probably gonna get a poor reputation. Trying to assign it to another broker, that's pretty rare. I mean, just being honest with you, the more majority of our end buyers are not licensed realtors or brokers in particular. And so I can see how that could get you a poor reputation, especially if you're not doing it transparently, right? If you're letting the agent know that your intentions are to assign it, then I don't think you're gonna get a poor reputation. But quite frankly, with where we are today, and and mind you, this is coming from someone that was taught to wholesale off the MLS, and I did it for two years straight. I believe that technology and the systems that are available with us, with uh lead generation and how easy it is today, there's not really a need to wholesale off the MLS unless you just literally have no money whatsoever. So it shouldn't necessarily be a business strategy direct to agent getting hip pocket listings and things before they're listed, that's a different story. But going directly off the MLS, I don't think it's necessary today, but I don't know if it gives you a poor reputation.

SPEAKER_02: 5:05

It's the the biggest thing that I don't like with wholesalers is them going in and trying to grab a deal and telling the homeowner stuff that they have no clue. Um, you know, and I'll even say, let's say your house is all fixed up worth$400,000. A wholesaler comes in there and says, Oh yeah, I got I got it for$380,000. Oh, I got it for$380,000. So you're supposed to all of a sudden add$10,000 on that, no one's gonna buy it. You have to get it at a lot lower discount.

SPEAKER_05: 5:42

Yeah, yeah, I mean, I agree, obviously. If it's the house is worth$400 and you're getting it for$380, there's no value add there. There's there's no opportunity to make money for the end buyer. But I going back to his initial point before he went on the rant of poor underwriting and and not understanding what is a deal and isn't a deal, the lying to sellers, sitting down at their kitchen table and telling them things that you don't understand, that's the issue that we have in the wholesaling industry. That's what the regulations are trying to get us away from. Sitting down at someone's kitchen table, lying to get them to sign a contract, not the seller not understanding what's about to take place in the transaction, where it's going to be an assignment of contract. This is why states like Ohio are coming out and saying you need a disclosure signed before the contract. It's all about getting us away from lying to sellers. And I feel like I talk about this every single week because it's clearly an issue in our industry. Your buyer's list is like gold.

SPEAKER_04: 6:48

Uh, how do you continue to grow a buyer's list? That's a great, that's a great question. And interesting enough, Jaden, with our with you know, our licensees and as we kind of grow across the nation, probably the number one question I get from those groups on wholesale is that question right there. You don't have a buyer's list if you have no brother.

SPEAKER_05: 7:19

If you ever edit my shit to make me look like that, you're done. Where's the answer? That's the number one question I get. Cliffhanger. Maybe he hasn't figured out the answer yet. I don't know. I I don't know. I mean, he probably did it on some AI software, you know, that people are pushing. Like, you know, you just throw the hour long podcast in there, it's gonna create great reels for you. Throw some captions in there. Listen, man, there's a reason why you gotta pay the Jordans of the world, all right? Let them earn the paycheck so they're gonna make you look stupid, okay? But going back to his point on buyer's list being gold, eh, yeah, maybe 2018, 2020. Yeah, man, those buyers' lists, they were gold because you had to work to get them. But nowadays, I mean, I go get a property. It looked like he had a Minnesota state on his shirt. So let's just say he's in Minnesota. So, you know, Minnesota probably for us is in the 30s in regards to volume for us as a nationwide virtual wholesale. So not a high volume say we don't have a buyer's list in Minnesota, but we do deals. Um, let's just say I we go get a property under contract in Pipestone, Minnesota. You've probably never heard of Pipestone, Minnesota, but we've done deals there. How did we do it? Well, we didn't have a buyer's list, we didn't have the gold, but the gold is just it's available for cheap now, right? Uh, if you don't pay annually for$249 a month, you can go get investor base and you know exactly who the end buyers are in Pipestone, Minnesota. You know how many properties they've purchased, which properties they purchase, how much they paid for them. And so we could just, and you have their contact information. So you just reach out and you say, Hey, Mr. Pipestone buyer, I got a property right over here. And so there's your buyer's list, there's your gold. The gold is actually the contact information and the knowledge of knowing whether or not they're a buyer, right? And then you develop the relationship, and that's when it goes to the next level, right? But this isn't the the old school ways of wholesaling. To me, this is just it sounds like someone, it's either one, a local investor that or local wholesaler that's that's super big on volume in a specific city, and they do need those multiple buyers that they can just pick up the phone and call on one dial, or someone that's not doing volume.

SPEAKER_00: 9:56

You're 2,000 cold calls. I don't care what in, I don't care what industry it is, you're 2,000 cold calls away from being a fucking millionaire. How many times do I have to say this? I've been saying it 28 and a half years, but you don't want to be a salesman. You don't want to be like an insurance peddler making cold calls, and that's the fucking truth. You don't want to go home and tell your wife, your cousin, your brother, I'm just a fucking peddler. I'm proud to be a fucking salesman.

SPEAKER_05: 10:24

That man is mean when I'm an old dude. I love him. He he'll pick the fucking phone up. That's what he said, right? But you, you know, I I even get it now, right? My my friends, my colleagues in this industry, people that, you know, say, RJ, you know, you're amazing, but then they'll go on a podcast, and maybe I get brought up, or you know, I I hear through the vines, you know, they're like, RJ, you know, he he has he's not he's not real, he still picks the phone up, he calls sellers, you know, and it's like yeah, that's what we do, that's how we get paid. I actually like picking the phones up and calling sellers, it's it's amazing, it's the easiest thing in the world to do, especially now. He's talking about cold calling. This guy, he's not talking about wholesaling, he's talking about any industry, right? Yeah, do your 2,000 cold calls and and you're gonna be a fucking millionaire. Now, I don't know if I believe that specific number, but in the wholesaling industry, if you have 2,000 leads and you go out there and you get really good at talking to sellers, you can't become a millionaire. You can absolutely do that, and we see it over and over and over again. But people they don't want to have that consistency, and like you said, they don't want to go tell their family that's what they do, right? It's hilarious to see the how people generalize what we do, they simplify it down. Oh, so you're you're just the guy that goes and finds deals, and then you're just making a little tiny spread, getting up, sure. That's what I do. We saw it a couple weeks ago here on the King Closer Reacts, right? Wholesalers, they're not real estate investors. Okay, so we don't identify as real estate investors. There's always people wanting to downplay what we do, but this old man, he's wise, he's talking about the truth. The facts are we make our money when we pick the phone up and we call sellers. And over the course of time, we develop those skills and we get really damn good at it. And we'll make so much money we can go do anything else we want to do. We want to become a landlord, we want to own assets, we want to do anything. That's fine. But it all starts with picking the fucking phone up. All right, guys, that's our episode of The King Closer Reacts. Hope you enjoyed it. If you did, let me know in the comments. If you didn't, go tell Steve Train how bad he sucks on one of his YouTube videos. Regardless, like this video because I need each and every one of them. It's the little thumbs up button down there. Click it. We need more likes on our videos, okay? So do that, and I'll see you guys tomorrow.