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The Titanium Vault hosted by RJ Bates III
RJ Bates III, affectionately referred to as the Viking Wizard by his students, started his real estate investing career in 2014 after attending a real estate education program that put him $65,000 in debt. RJ contracted his first deal he found on the MLS and wholesaled it for a $7,500 assignment fee. That was the end of his former life and the beginning of his venture into becoming a real estate investor. Since that moment, RJ has become an influential figurehead in the real estate investing industry. He has successfully purchased and sold over 2,000 properties all across the USA including wholesale deals, rehabs, rentals, owner finances and short term rentals. One of his passions is being the host of The Titanium Vault Podcast where he interviews the top real estate investors. He has won back to back Closers Olympics earning him the reputation as the King Closer! Finally, RJ and Cassi DeHaas, his partner, have started their education platform called Titanium University.
The Titanium Vault hosted by RJ Bates III
The Closers Formula In Action | TU Member
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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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RESOURCES FOR YOU:
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Closing deals on the first dial is an art form and it's difficult. It's not as simple as we make it out on this YouTube channel or just in general, where all you see is win after win after win, when in reality, what it takes to get to those victories is hours and hours upon failures, right? You calling, going through all the no's, all the non-motivated sellers, and then also the calls that we're about to see, the ones that don't end up in a signed contract, but require the follow-up. Now, I've been vocal about follow-up is for failures, but it's it's not as simple as that. What I mean by that is we never want the objective of our phone call to be to end up in a follow-up. And in this case, you're gonna see, in my opinion, one of the top closers in Titanium University, Jairo Rodriguez. I brought him and Cesar Lacosta in to do a closer's cage match. And both of them highly skilled, highly talented closers. And I wanted to reference two of Jairo's calls from that day because it shows how difficult closing on the first dial can be. Now, in the first one, he's gonna get a quote unquote laydown. But the issue with a laydown is sometimes we forget little pieces of the process. We see these large numbers and we get excited and we forget to do little tiny details. Now, in this case, I thought Hyro did a great job, right? He finds a way to connect with the seller, he builds rapport based on the fact that they're both from the Bronx. He goes through the reverse rapport explaining the process. The only issue, and this is the same issue that Hyro had, was that the price was so good that he forgot to hit with the kill shot at the end. Insert reverse rapport, and then he should have come back with that being said, if I were to cover the closing costs, there's no realtor commissions. What's the best price you could do for me? Would have gotten a little bit of a price drop from the seller and then sent the contract. The issue is he sends the contract and the seller hit him with objections. I want to review this, I want to talk to my son. My son's an attorney. The attorney's gonna want earnest money, he's gonna want to do all these things. He wants to talk to the hard money lender for a proof of funds, and so it just caused issues for Hyro, and he wasn't able to get that signed contract. Now, that being said, if he had hit the kill shot, it doesn't mean that injection wouldn't have come through. But Hyro and I both agreed that he rushed it, and it felt too good to be true to the seller. Now, on the second call that he has, he dives a lot deeper into the motivation, and he does a great job of asking very open-ended questions to determine how motivated the seller really is, uncovering the layers of motivation instead of taking that first initial response. Fantastic seller conversation. Unfortunately, husband was at work, wasn't able to close it on one dial because the husband had to be a part of this conversation. So, this is one of the benefits of recording yourself. You can go back and you, it's like uh being a sports player, you're watching game film, and that's what this is. To watch one of the most skilled titanium university closers go out there and navigate the closer's formula. This is not a script, it's not how it's supposed to go every single time. You have to change and amend what you say and how you say it, depending upon the seller that you're talking to, their motivation, and the problem that you're attempting to solve. And Hyro is a fantastic professional at doing that. That's why he's successful in this industry. And so I wanted to showcase these calls because it's an opportunity for you guys to see what an absolute fantastic seller conversation can look like that doesn't end up in the result. Because the result, they they come as long as you can master the process over and over and over again. And you can see in both of these calls, 98% of it is beautiful work by Hyro. But there's a little bit on the first call that he could have done better with the kill shot. And in the second call, I thought he was spot on. It was absolutely perfection. One of the best seller calls that I've seen that didn't end up in a signed contract. So that being said, enjoy these two live seller calls with Jairo Rodriguez.
SPEAKER_01:There's one I want to call, not even because of the motivation, just because of the location. Hey, am I speaking to Peter?
SPEAKER_04:You are. Hey Peter, this is Jay Rodriguez. I was giving you a call. Looks like you were looking to sell your property on Tucker Lane. Is that correct? All right. Awesome. How much were you looking to get for it? 100 and a half. You said 100 and a half?
SPEAKER_02:All right.
SPEAKER_04:Gotcha. Okay. Tell me a little bit about what you got going on there.
SPEAKER_02:Well, it's a house that's water. Uh it's you know, the ocean. So you're you're across the street from the ocean, the ocean view. It's a two, it's a it's a it's a rehab. Uh definitely needs to just go right through it. And uh uh it's a two-story, two-bedroom, one bath, uh about a quarter of an acre of property, has a room for an ADU on it if you wanted to put it on there. And uh got a new roof from last year, vinyl siding on the outside.
SPEAKER_04:Okay.
SPEAKER_02:And uh the electric the electrical good, but the the kitchen, kitchen bathroom, and the interior just needs to be to you know glover. And the doors, and I would put two doors and uh the windows, about six windows. I replaced all those just to give it a real good upgrade.
SPEAKER_04:Gotcha.
SPEAKER_02:It's in a great location. It's eastern most part of the United States, Ocean View property. It's right next to Canada. It's the most eastern part of the United States where this is at.
SPEAKER_04:Okay. And the property's currently vacant right now?
SPEAKER_02:Vacant, and there is no uh no strings attached, ready to go.
SPEAKER_04:Gotcha. And you say you did a little bit of work into it? You put a little bit of work?
SPEAKER_02:Yeah, yeah. New roof, right on the siding. Uh, I got a guy that's gonna go put all the doors and windows in it and say, Well, I'm just gonna see about it, unload it as it is.
SPEAKER_04:Gotcha. And what was this property? What was the um the goal for this one?
SPEAKER_02:Well, I was gonna set it up as an Airbnb, and if it doesn't pan out with all these investors that are trying to buy houses everywhere, I'm just gonna finish it up and uh do an Airbnb on it because people love to come to that spot. It's right across this, you go right across the bridge into Canada, and it's where President Roosevelt has his summer cottage, and people just love to go visit that spot. So it's quite a unique destination place.
SPEAKER_04:Yeah, and you mentioned a lot of investors. Have you been talking to a lot of investors?
SPEAKER_02:I've had a few, yeah. The 100 and a quarter has been the best so far.
SPEAKER_04:And isn't that what you're asking?
SPEAKER_02:Uh so I said let me get 100 and a half, but they they offered 100 and a quarter.
SPEAKER_04:Gotcha. Okay.
SPEAKER_02:So what do you do? Try to find properties for either investors or you are you the investor?
SPEAKER_04:Um, I do both. So we can buy them, we can find you a buyer. I'm just uh real estate solution company, so we just figure out what you want and we need, and then we'll find a solution for you.
SPEAKER_02:Where are you at?
SPEAKER_04:I'm in New York City.
SPEAKER_02:Oh, okay. I was born in the Bronx.
SPEAKER_04:Oh, that's sad. Me too. What part of the Bronx?
SPEAKER_02:Well, Beck Street, right down there by the old train station, uh Yankee Stadium.
SPEAKER_04:No way. I live on Yankee Stadium, uh Morris, Morris Street, right, right by the courthouse.
SPEAKER_02:You know where Beck Street is?
SPEAKER_04:I do not. Is that behind Yankee Stadium or like towards the courthouse?
SPEAKER_02:Uh you know what? I left when I was five, and I'm 75. I've been in Maine 70 years.
SPEAKER_04:Oh man.
SPEAKER_02:So I couldn't tell you.
SPEAKER_04:Well, I have a lot of these calls, and no one's ever from the Bronx.
SPEAKER_02:No way. Well, you hit the jackpot. Your hometown buddy. Yeah, that means this should be your summer cottage to come and enjoy with.
SPEAKER_04:Yeah, that means we're meant to be. Okay.
SPEAKER_02:Yeah. Hold you.
SPEAKER_04:So the property needs a needs work. You're looking for 150. Um, is there a reason why that 150 is so important to you?
SPEAKER_02:Yeah, that's basically I guess about I I I've got properties and I'm looking to do some renovations in these other places I've got, and I need that kind of cash. I got you. But I get tied up in it, and plus you know, I I I I paid it, it's all paid off, but the money that I've got in it plus what I need that that would do me. You know.
SPEAKER_04:Yeah, okay. Well, this probably be the last call you make. We'll get this house. I'll buy this house myself. Let me yeah, let me see real quick. Well, we use hard money, so it's not that I have cash myself, but we'll get it done. Um let's see here. How soon are you looking to close?
SPEAKER_02:Yesterday.
SPEAKER_04:Yesterday.
SPEAKER_02:I can't believe we're so we missed a day already. How old are you?
SPEAKER_04:I'm 31.
SPEAKER_02:Okay, just a kid.
SPEAKER_04:I would have considered myself a kid, but from what I said, you're a kid.
SPEAKER_02:75, you're a kid.
SPEAKER_04:Okay, and then you say you have other properties. Is that those rehabs?
SPEAKER_02:No, these are all uh let me think. No, I get another one on the coast that's not far from that one, and then I get a big eight-bedroom, four-bathroom house in and and not far from the other house. These houses are all within 50 miles of each other in that area, and then I've got other houses, apartment houses, single family houses. I've got a bunch. I bought a bunch when I was your age.
SPEAKER_04:That I'm trying to get to you. Uh, are you selling all of those or just this one? Are you selling all of those or just this one?
SPEAKER_02:Well, these the other ones, I used to use it. We're actually upgrade them a little bit. So I was gonna use the cash, you know, cash out from that house to go do the others.
SPEAKER_04:Okay. Well, let me tell you a little bit about our process so you know how everything works. Um, we agree on price. I'll just send you a two-page agreement um to your email or I can text it to you. We'll go over it together, make sure everything looks good. If everything looks good, we'll send it to the title company. Title Company is just there to protect you and me in the transaction. Pretty sure you used them before. Um, once everything looks good, we'll be good to close. We just gotta walk the property. So while title's doing the title search, we'll just walk the property and just verify everything. Make sense?
SPEAKER_02:Yep, make sure.
SPEAKER_04:Yep, and then we we take care of the closing calls, we'll take it as is. Um and we'll probably look to close. Well, as soon as title clears, but I'll put 30 days on the agreement and then we'll it'll be on or before. Does that make sense?
SPEAKER_02:That's good.
SPEAKER_04:Got it. So, what I can do, I can write this up, send it over to you, and then we can go over it together. And then if everything looks good, we'll move forward. How does that sound?
SPEAKER_02:Uh sounds like a deal.
SPEAKER_04:Gotcha. Give me one second, let me fill this up. Are you the only one on Deed?
SPEAKER_02:My wife is, but she's right here. Okay, no problem.
SPEAKER_04:All right, give me a second. I'm just gonna ask you a couple questions just to get your information. I see a Leon. No, Peter, Leon, and then Ruth, correct? You guys can go ahead. I'm gonna mute my mic and then um come back.
SPEAKER_01:Which one are you calling, Hyrule?
SPEAKER_02:Your call has been forwarded to the um 2030.
SPEAKER_04:I mean, are you have you been double dialing? Yeah.
SPEAKER_01:Jim Gallier was it? No, it wasn't. It was uh whatever it was. It was crazy. Hitchcock.
SPEAKER_02:Your call has hit 40.
SPEAKER_01:I'm just making it just let me know which ones you're calling so I'm making a note so when RJ comes back, you can highlight.
SPEAKER_04:Yeah, put it in the chat.
SPEAKER_01:Oh, okay. Just put 30 red. Oh yeah, cool. When you were locking that guy up, I was like, I was telling RJ, I was like, man, that was gonna be my it was it was between that one and county road.
SPEAKER_04:And I was a laid down, but hi.
SPEAKER_03:Can you record your name and reason for calling? I'll see if this person is available.
SPEAKER_04:Jay, I'm giving you a call about a property you were looking to sell on 83 Wood Street.
SPEAKER_03:Thanks, Jay. Please stay on the line. Hello?
SPEAKER_04:Hi, am I speaking to Adriana?
SPEAKER_03:Yes.
SPEAKER_04:Hey Adriana, this is Jay. I was giving you a call. Looks like you were looking to sell property on Wood Street. Is that correct?
SPEAKER_03:Mm-hmm. Yes.
SPEAKER_04:How much were you looking to get for it?
SPEAKER_03:Um anywhere from 80 to 100.
SPEAKER_04:80 to 100. Okay. Tell me a little bit about what you got going on there.
SPEAKER_03:We just want to downsize. We rented it out for a while and they trashed it. We moved back in trying to clean up a little room by room, but we're just done. We're just tired. Um, it is an older property. It's a three-bedroom, two-bath, enclosed garage, has a laundry room, laundry area. Um, sheetrock needs to be redone because, like I said, they trashed two renters trashed some of it, but the plumbing was redone when we did the addition because the original house was two-bedroom, one bath. Well, we added a whole master suite, uh dining in the laundry room and enclosed the garage, and that was probably about eight. I want to say eight years ago, six, seven years ago. Okay. Around there has a roof that's 10 years old, but it's a metal roof. Um actually, no, the metal, it's about eight years old, the metal roof, because we put it around the same time. Um, it's a metal roof. Um, the plumbing was redone at that time, so it's got pex pipe, and we redid the electrical. So the electrical is being redone at that time as well. Um, but it's just an older home. And we just the outside, the hardy plank was replaced about eight years ago as well.
SPEAKER_04:Got it. Okay. And your goal here is to downsize what does that mean? Downsize as far as property size?
SPEAKER_03:Um, sell the house, buy a travel trailer, maybe a small lot somewhere.
SPEAKER_04:Okay. And are you currently living there? I know you said that the tenants trashed.
SPEAKER_03:We're currently living there. We've been trying to live there and fix it up at the same time, but we're just tired.
SPEAKER_04:Gotcha. How's that been like?
SPEAKER_03:Uh, it's there's the um the addition or the enclosed garage is just jammed full with stuff. Um, we've kind of cleaned up the master bedroom and the master bathroom, dining room, and laundry area. Um, but there's still just stuff everywhere. But we've made that livable, kitchens livable, all the appliances, the refrigerator is less than two months old, the microwave is less than two months old, the stove is less than two years old, the dishwasher is less than I want to say three years old.
SPEAKER_04:Got it. And you say you're tired of just fixing it up. Um, I guess what's been what's been the breaking point?
SPEAKER_03:Um, my husband, we are he's having to go to the cardiologist and possibly looking at putting a pacemaker in. And so we just want to downsize and deal with health and that kind of a deal, and not have to deal with yard work, fixing the house, trying to go through all the mess that was left behind, you know, just want to focus on him and his health.
SPEAKER_04:Gotcha. Sounds sorry to hear that. Uh let's let's try to get you there. So you're looking to buy you said an RV. Is that the is that what you said?
SPEAKER_03:Yes.
SPEAKER_04:Okay. Um, all right. And do you know how much that RV is gonna cost you?
SPEAKER_03:Um, what we're looking at when to live in is anywhere from 30 to 35,000.
SPEAKER_04:Got it. Do you have like the area you're looking to go to?
SPEAKER_03:Uh yes, we're looking at a lot in Boca Chica, and their lots range anywhere from 15 to 25.
SPEAKER_04:Okay. The reason I asked, right, I want to make it a win-win for everybody. Um, 120 seems like the top of the market in this area.
SPEAKER_03:Um, yeah, I know. That's why I mean we're looking at 80 to 100. We know it's not 120 with the top of the market, you know, and it's gonna be neat upgrades and things like that. Um, the reason we're looking at 80 to 100 because that would let us, of course, get moving, buy container storage, whatever we need to do to get moving, let us buy a small lot and an RB, um, get that situated and get that settled, and then have a few, have a couple thousand dollars to take care of any medical bills, should we need to.
SPEAKER_04:Of course, of course.
SPEAKER_03:So that's why we're looking at the lowest is 80. You know, 100 would be awesome, but of course we know what we have.
SPEAKER_04:Yeah, okay. And let me ask you, are you working right now or is your husband working?
SPEAKER_03:Yes. Okay, uh, we're both working right now. Um, but as I mentioned, we both work for the school district here in Port Lavaca. Um, he is maintenance, he is the lead maintenance uh electrician. He's a German, so he that's what he does. And well, that's where that comes in is if he's gonna have a pacemaker, how is that gonna affect his ability to work with electricity?
SPEAKER_04:Yeah, yeah, yeah. Okay. All right, let's see what we can do to help you guys out. And then the work in the property, you're saying it kind of needs like a cosmetic update in the inside. Is there any like Heavy, heavy repairs as needed.
SPEAKER_03:Not really. The only thing is cosmetically, but in the laundry room, I don't know what they did, but they pulled the she rock out of the laundry room down, so we have like insulation come coming down from the laundry room. Now we do have window units. You know, we had talked about putting mini splits in there, but then with his health and things like that, we're like, yeah, well, if we can just do what we can do. Um, but no, there's really nothing, it's all cosmetic. It's really all cosmetic. Um, the outside fence, the tree, a tree fell on the fence in the backyard, so the fence back there, and then with the tree falling on the fence on the shed, it fell on the shed that was back door, too.
SPEAKER_04:Okay. And uh as far as timeline, I know you guys are working there. Are you working near the area, right?
SPEAKER_03:Yeah, we're gonna stay in the areas we're looking, you know, we want to. Um, what we're looking at is we'd like at least 30 days because that'll get us the chance to buy the trailer, get the lot set up. Um, you know, 30 to 60 days is what we'd like um just because of buying a lot and getting buying a trailer and then getting the chance to move the things we want out of there, like our clothes and of course my husband's guns and fishing rods and things like that. Um, but all the other stuff, you know, if we if we need to clean it out, we'll have to get a dumpster. If if we find someone who just does it as is and takes it as is, then that's fine. They can throw everything else away.
SPEAKER_04:Yeah, so that's the benefits to going with an investor like myself. We can work with your timeline, so that doesn't matter to us, and we'll take the property as is. Um, we just want to make it as convenient as possible and make sure we both come out with a win-win. Does that make sense? Yeah, yes, sir. Yes, all right. So I'm looking at the area. Property values are not the highest. I know you say you need it needs work. I guess tell me about the medical bills. How much is that?
SPEAKER_03:Um well, what we're looking at right now, just starting, what we got from Tuesday when we go to the doctor is gonna be about 3,000.
SPEAKER_04:Okay, 3,000. Then you have the 25k for the lot, so that's 28. And then you have let's call it 30k for the RV. So we're right around 60. Obviously, you want money in your pocket to take care of yourself. Um, and the reason I'm coming up with all this math is because 80 is just not gonna work for an investor. Obviously, we're gonna look to make money on the prop money on the property, but we want to make it a win-win. So where we have to be at based on all that, and I'm trying to make it a win-win and help you out. We're gonna have to be around 6570.
SPEAKER_03:Okay, I already talked to my husband. Yeah, and I guess I don't know. Can we go ahead? Can you call him?
SPEAKER_04:Yeah, we can call him. Um, let me get his his name and his number one second. What's his name? William Derrick and his number. Got it. And what I would like to do, um, is he home in a couple hours or something?
SPEAKER_03:Yes.
SPEAKER_04:I probably want to call both of you guys at the same time so you guys can talk about it there, right? Um, so we can come to an agreement so we can help you guys out. Um, and then we go from there. Like, I don't want to put no pressure or anything like that. He's gonna, I'm gonna call him. He's gonna be like, who's calling me? You know what I mean?
SPEAKER_03:Yeah, yeah.
SPEAKER_04:So let's do that. Um, what's a good time for me to call you guys? I don't want to interrupt dinner or anything like that.
SPEAKER_03:Um actually today I have to work a basketball game. So I have to be at a basketball game today, so I won't be home till about eight o'clock. He'll be home at five. Okay, I I will let him know you're calling.
SPEAKER_04:So you you would rather me just call him and then um okay, I can do that.
SPEAKER_03:And then is he available now or um he is at work right now as well. Okay, I'm not sure where he's at because he works for the school district until he goes to all the campuses to do work.
SPEAKER_04:Okay, and then tomorrow, what does your schedule look like tomorrow?
SPEAKER_03:Um, tomorrow we'll both be off at five.
SPEAKER_04:Got it. All right, let's schedule a time for tomorrow. I think that'll be better for everybody so we can get like a game plan where everybody's taken care of, and then we'll go from there.
SPEAKER_03:Okay, that'll work.
SPEAKER_04:Perfect. All right, we'll talk tomorrow. Um, enjoy the rest of your day, Adriana, and we'll talk soon, okay?
SPEAKER_03:Okay, thank you.
SPEAKER_04:All right, bye-bye.
unknown:Bye-bye.