The Titanium Vault hosted by RJ Bates III

King Closer Reacts | The Spicy Edition

• RJ Bates III • Episode 760

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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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SPEAKER_03:

What's going on, everybody? Welcome to the King Closer Reacts. I am the King Closer RJ Bates III, and this is the series where I'm gonna watch a bunch of videos and probably disagree with 90% of them. And hopefully, Jordan found one that I can say, hey, good job. You actually said something intelligent. Let's get into our first video.

SPEAKER_06:

So you still don't have a job.

SPEAKER_05:

I'm unemployed until I get employed again.

SPEAKER_06:

What does that mean? You've been unemployed for like three, four years.

SPEAKER_05:

No, I'm a realtor.

SPEAKER_06:

50% of realtors actually sell a house within a year.

SPEAKER_05:

I sold eight for my first year.

SPEAKER_06:

How much did she bring in? 40,000. Okay. So poverty.

SPEAKER_05:

Mm-hmm. From zero to 40.

SPEAKER_06:

Zero to 40 is good, but you could make that at McDonald's. So you can make more at McDonald's. You would make more at McDonald's. Well, they usually look like you at McDonald's.

SPEAKER_05:

No, they don't. Um, they do not look like me.

SPEAKER_06:

Who takes my credit card? So you still don't have a job.

SPEAKER_03:

That was straight savage. And it was just roasting her right to her face. I hope they're friends. I hope they know each other. But going to his point, I mean, 40,000 to sell eight houses. I mean, she probably did that's honestly pretty good. I mean, what was it last week? 71% of realtors haven't sold a house. This lady, she sold eight, she made 40 grand. I remember the years of making 40 grand. I mean, that that he's right. I mean, I worked at pizza. That's kind of like McDonald's. That's basically what it was like. I had to work a lot of hours to do that. I don't know if she worked really hard. Most realtors don't work really hard. That's why they don't make any money. Uh, now I'm sure there's gonna be someone that comments on here and be like, oh, I'm a realtor and I make six figures. That's fantastic. I just I do think this is going back to the wholesaling industry is under attack with these regulations and the need in many states where you do have to become licensed, right? Nebraska wants us to be licensed. Oregon wants wholesalers to be licensed. You know, there's other states out there that are coming down with this. And it's wild because real estate agents and realtors are considered the professionals, but yet they never actually do the task. It's wild. It's wild times that we live in.

SPEAKER_00:

Wholesalers are notorious, Michael, for leaving lots of money on the table. I know a wholesaler's been trained. You know, you have your formula to follow and you're trying to get some kind of a fee. Some of these houses offers.

SPEAKER_06:

All they can think of is cash offers.

SPEAKER_00:

That's some of those houses, man, that they're walking away from, I'd be like, let me talk to that seller. I'll work something out of the seller, and I don't want to sell that house for a fee. I may put some lipstick on that pig, and I say that as positively as I can, but sometimes, depending on where you are and what you can do with it, I gotta just make it rentable. And now my creative on the other end, and it's a favorite way of really where I make the majority of my money, it's at the back end. Oh man.

SPEAKER_03:

I hated that video. I hated that video a lot. Uh you know, this is what's wild, is that this guy, he he's doing lipstick on a pick, he's doing wholesales. Okay, he's getting it up to rent livable, rentable condition. And and so he's he's bragging about it. He's talking about what he's doing, and and that's fantastic, man. That's what your business does. But why bring in what wholesalers are doing? Why bring us up? This is like shitting on Taco Bell because you make gourmet tacos. I said, brother, there's plenty of us out there that want to eat Taco Bell. Okay, how fucking love my Mexican pizzas? Why I gotta shit on Taco Bell if I make gourmet tacos, good tacos, street tacos, you know? It just is ignorance to me. Why? Go do your wholetails. Why are you gonna say I'm leaving money on the table if I go find you the deal and then I bring you the deal so you can make money? I'm not leaving money on the table. I wanted to make my fee. I want to make all my fees. I've already told you. I identify as a wholesaler, I don't want to be a wholeta. You want to know why? Let me tell you a story. I asked chat the other day, how can I make my content better? And chat basically said, We don't know, RJ. Your content's so fucking good, we really don't understand how we could possibly make it better. Maybe tell more stories. So here you go, chat. I'm gonna tell a story, okay? I bought a deal once and I was gonna wholetail it, but I wasn't gonna wholetail it. I wasn't even gonna put lipstick on that pig. I was gonna sell the motherfucking pig ugly as shit. I was gonna do nothing, not even touch it, okay? Because I already had a buyer before I even bought it. I had an offer on the table, so I'm basically wholesaling it, but I had to have ownership, okay, because my buyer was open door. Okay, I'm gonna sell the property to open door, and they were gonna, I was gonna make 40 grand. That's really good, much higher than a wholesale fee. So I bought it, submitted it to open door, they sent me a contract, and they went out there and they said, uh, sir, we would like to terminate. Why? Oh, well, that pig, sir, underneath it was filthy, it was it was rotten. It had cast iron plumbing, and so because of that, sir, we are out. Uh-oh. Well, let's just list it. Listed it. Nope, not gonna work. So then we had to slap that lipstick on the pig. You know what that did? That took time, effort, energy, resources, money. I ended up selling the property, but it wasn't what I wanted to do, and it distracted me from so many other potential deals. What happened in the meantime? My pipeline dried up. I wasn't able to do follow-ups, I wasn't able to do all the things that I wanted to do because I listened to guys like this that said, you're leaving money on the table. I'm not leaving money on the table. I'm allowing you to go run your business the way that you want to. Respectfully, leave my business alone. I'm not leaving any money on the table. I make all the money I want to make, and I've got none of the headaches that I used to have because I listen to guys like you.

SPEAKER_04:

All you really should be doing as a wholesale and get signed in this business, just talk to people. Identify distress. You know, Craig talked earlier about driving for dollars, right? Driving for dollars is a great way of identifying distress properties. Then you need to find out who owns those properties and talk to them, send them letters, door knock, you know, text, uh cold call, all of the above. Those are the activities that make you money.

SPEAKER_03:

Couldn't agree more. You're a new wholesaler. What do you got to do? Talk to people all day, every day. Find someone that is motivated to sell a piece of real estate for a discount and turn the lights on and let them know that you could be their solution. And it does get hard because there are so many different strategies. The one thing that I disagree about there is he's like, hey, driving for dollars, text them, cold call them, send them postcards, you know, then you go watch my videos, and I'm like, you ain't gotta do any of that, just do PPL. So it's like, well, how do I actually find the sellers? Here's what you need to do find one way to get in contact with the sellers, whatever that is. I think cold calling sucks, but it still works. I think direct mail is expensive, but it works. Texting, heavily regulated, but you can get around it. PBC, you can run your own campaigns. You're probably gonna suck at it, but you can do it. Whatever you do, commit to it and make sure that you are having conversations with sellers each and every day, no matter what, when you're a new wholesaler.

SPEAKER_01:

I want to tell you the truth about everything wholesaling, not just um the glitzing glamour of it all, because yes, you can make a ton of money, it's great. Um, but there's also all the downfalls like, okay, how do I do the marketing? What does that look like? I'm risking tons of money, hopes, and getting some of that back. Do I need CRMs? Do I need uh cold callers? Should I outsource a cold call to the company or find actual cold callers myself? Should I bring them in-house? Should I use VAs? You know, there's all these questions kind of lingering in the air when when for the people that actually want to treat this seriously. I mean, obviously, if you're doing this as a side hustle, you know, and you're just trying to get a couple of deals in the contract, it's definitely not as difficult, you know, because sure you can go um talk to the friends and family, people that you know, go drive around, look at some ugly houses, try to contact those owners and get a deal. Um, but you know, everything that I do, I I look at the future in long term. So I I don't want to just be a one-hit wonder, right? Do a deal or two and you're done, you know, because I do know a lot of people that have done that. Um, you know, personal friends of mine, even that had got started and then they just kind of lost lost their fizzle. I lost my fizzle.

SPEAKER_03:

Yeah, I lost my fizzle. He had me there for a second. I was like, man, I agree, but who we went on like a tangent or something in there, anyways. We're gonna rewind it. We're gonna get all the way back, okay? The glitz and the glamour of wholesaling and what to do. Let me let me break this down, okay? Short, one minute. You want to get into hell wholesaling. What the hell do you do? Okay. Uh, let's not hire any cold callers, let's not go to Egypt. Carlos Reyes says that's bad. He he created whole cold calling in Egypt, apparently. I didn't know that. That was wild. I've seen that lately. Congrats on that, Carlos. So, anyways, we're gonna ignore all of that. All right, here's what you're gonna do: you're gonna take whatever money you were gonna waste on pulling lists, cold calling, and doing all that bullshit, and you're gonna go sign up for property leads, lead zol, or speed delete. I don't give a shit. Flip a coin, pick one of the three. They all work, okay? There's no difference, they all work. Go join Titanium University. Let me kick your teeth in for about six months to actually make you good at talking to sellers. Okay. Cassie's gonna kick your teeth in and teach you how to comp and underwrite. And then you're gonna leverage the hell out of the dispo partners inside the group. They're gonna sell all the deals that you get. And so all you're gonna be focused on, you don't have to worry about lead generation. You don't have to worry about dispo. You ain't gotta worry about TC because the easy REI closes got you there. Buyer pays for that at closes, so you're not fronting any costs. All you've got to do is focus on talking to sellers on the leads that you get handed that they've already raised their hand and said, I want to sell, get really good at that, and then deciphering where in buyers buy. Cassie teaches you that. That's all you're gonna do. That's what you do. Do that.

SPEAKER_02:

Are you ready to spend$800 or$1,000 to maybe get your first wholesale deal? Yeah, I didn't think so. So, guys, before you even spend that kind of money, don't you think you should get maybe get a little bit of experience? So, look, this is the easiest way to get experience, and the easiest way to get free for sale buy home owner info. What you're gonna do is you're gonna go to this magical website called Zillow. That's gonna be Z-I-L-L-O-W. You're going to filter out to where it only says for sale by owner. So you're going to contact those owners. You're going to offer them 60% of what it's listed for. So look, the whole point of this exercise isn't to get your first deal, it's to see if you even have the guts to handle these phone calls. Quickly, you'll realize just making an offer probably doesn't work. But this is the beginning of what's possible.

SPEAKER_03:

Everyone ignore everything that that man just said. What he's talking about using Zillow and doing physicals, I've done that. I've shown you guys, I've done it multiple times on my YouTube channel. Does it work? Yes. That dumbass formula he gave you, though, 60% of what it's listed for. I have no idea where he got that from. That is some wild shit. Like absolute batshit, wild. Because one thing that is very common with FISBOS is that you're gonna have some dude that thinks he knows more than everyone in real estate, and he's gonna be like, My house is worth$300,000 in a$200,000 neighborhood. And I know more than everybody, but he doesn't. And so then you're gonna say, what 60% of$300,000? Let's see. Three, uh, what what is it? What is it? It's uh we're we're taking$120,000 off, right? That dude correct math,$120,000 off. So we're offering$180? We're offering$180, but it's a$200,000 neighborhood. So now you got under contract, and our boy here, whoever our boy is, told you to do this, and then you're gonna go to this boy, and all your buyers are gonna be like, You high boy? What you talking about? This ain't a deal. But he told me to go offer 60%. This is why we gotta stop with some of this wild shit that we put on the internet. Like, no, not even looking to see what houses are worth. No comping, no underwriting, no nothing. Now, here's the other part. Let's say it's a full gut. Do we not need to calculate anything for repairs there? We're just assuming that 60% that's that's crazy. So, listen, going all the way back to the first thing he said there, if you're not willing to spend$800 to$1,000 to get your first deal, then why are you even lying to yourself about wanting to be an entrepreneur? Let's let's just not even get into the FISBOs and the wild Zillow shit and all that. Like, you're not an entrepreneur, you don't have what it takes if you're not willing to invest into going into this. Every business that I've ever created, I had to go down before I went up. If you just want to go sideways and hope you go up, best of luck because entrepreneur is that is not what this is about. You are not investing into a lead and hoping that it works out. You're investing into yourself, you're investing into the vision that you have created that you could go out there and earn a paycheck that no one gives you, but you actually go out and earn. That takes guts, it takes skill sets, and it takes time to develop and to get there. And so if you're wanting to move lateral and hoping that you don't have to spend any money, I'll just be honest with you, I don't know that you have what it takes. All right, guys, that's our episode of the King Closer Reacts. A little spicy today, not the lame duck version like we had a couple weeks ago. We'll call this the spicy version. You know, the spicy, like when speaking of Taco Bell, how you know your butt feels when you eat it. You know, when your butt feels spicy. You know what I'm talking about if you ever had Taco Bell. It's uh it's a magical feeling. I love Taco Bell, Mexican pizzas for the win. Hope you guys enjoyed it. Let me know in the comments. Make sure you like today's video. We'll see you guys tomorrow.