From $0 to $750k in 12 Months | Our First Year

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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:

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

Transcript

Doing MLS Deals Without Tools

Manual Deal Hunting And The 70% Rule

Craigslist Dispo And Weak Buyer Lists

Going Nationwide With Property Analysts

Role Reversal And JV Dispositions

Naming Titanium Investments

Why It Was Harder Then

The Discipline That Made $750K

SPEAKER_00 0:06

Raw Dog 99, this one's for you. Got a comment on my YouTube channel the other day on a short that I did about my first year, and it said, Raw Dog 99, RJ, you should do a video on you and Cassie having none of the tools that we have today, and still made$750,000 in assignment fees using free bookstore Wi-Fi on laptops. So that's what we're going to talk about today. Going all the way back to that first year, 2015. Man, crazy times thinking about it. We had gone to our hotel seminar trainings in August of 2014. We had done, I think, four deals from August through the end of 2014. Proved the concept enough to shut down our general contracting business and say, we are going to go full-time in the wholesaling real estate. And we made that decision literally on January 1st, 2015. We didn't have an office, we didn't even really have a ton of experience. All we knew was we were going to go on the MLS, we were going to make offers, and hopefully figure out a way to find our end buyers. Now, the question I love about it was you didn't have any of the tools that we had today. You're right. We didn't have PropStream or Batch or Privy or Propwire, any of these national, nationwide comping softwares. So the first thing that we had to do was establish relationships with licensed realtors so we could have our deals comped. And so we did that. We did that with local realtors in Dallas, Fort Worth, Texas. And so what we would do is every morning we would get in our Dodge Charger or Dodge Ram, and we would drive to Barnes and Noble in North Richard Hills, Hearst area, right by Northeast Mall. And there was a Starbucks inside of the Barnes and Noble. And so we would go in to the Starbucks. We had a little table right there by the door that we like to sit at. If it wasn't already taken, there was an older couple that would always try to battle us to be the first one there to take that table. But we would set up our laptops, we would get our Starbucks, a Red Bull, whatever it was, and we would just go to town. What we were focused on was finding properties that had physical distress elements. We didn't care about the price. All we cared about was do we see a reason as to why this seller would need to sell this property for a discount? So that's what we were paying attention to. And we had filters that we could use on the MLS, like as is distress, rehaber special, investor special. But reality, we had to go through and manually just look at every single property that was listed on the MLS. Because there was competition and there was a significant amount of competition. In fact, I would bear to say there was more competition in 2015 doing that than what there is now going direct to seller in 2026. So what we were doing was we were looking at every single house that was listed and seeing, can we based off the pictures and the description of what the realtor had listed this house for, can we build a bridge in our mind as to why they would need to sell this property for a discount? And so we would go through, and if we saw that, we would then put it into our profit calculator, starting with the after repair value, and we were doing the 70% rule. 70% of that minus the rehab that we anticipated, minus our assignment fee, and that was our maximum allowable offer. And we were shooting out those offers all day long. So here's the proof of funds, here's our offer, shipping it out, and waiting on the response. When we would get a property under contract, at that point in time, we would go get our own pictures of the property, and then the majority of our dispositions was actually done through Facebook groups, Craigslist, and a small buyer's list that we had actually gotten from a net worth realty agent who didn't BCC his buyer's list, he just CC'd the buyer's list, and so we were able to gain about 140 cash buyers in Dallas Fort Worth. Now, we thought we had a gold mine. We have 140 cash buyers, and what we found out very quickly was that really means nothing. Majority of them were tire kickers, not interested. They weren't even reading our emails. And so we would make our own little PDF packet, ship it out to those buyers, and then from there, we were able to establish several relationships with some repeat buyers. Now, about April of that year, I learned very quickly, we've seen every property that's listed on the MLS in Dallas Fort Worth, Texas. So we started expanding out, right? Going out further and further. But then it was every single property that is listed on NETRIS, North Texas real estate agent system, whatever, however, that the acronym stands for, the realtor association in in Dallas Fort Worth. We'd seen every single property. And so this is what led to the beginnings of us becoming nationwide. I went down to Austin and San Antonio, kind of scouted it out, and was like, we should go, we should start building a relationship with a realtor down in in San Antonio and Austin and start doing the exact same thing. So we did. And from there, we were able to get several properties under contract using the exact same method. We were able to dispo those deals utilizing Craigslist and Facebook groups down in San Antonio and Austin. And then that's what led to what about Phoenix? What about Portland, Oregon? What about Baltimore? Let's expand to other markets. What about Tulsa, Oklahoma? And so we started doing that, and that's what led to us expanding to different states. And now we started hiring people and we called them property analysts, people that would just scout the MLS access that we had, looking at these properties, and then just saying, Hey, RJ Cassie, look at these properties. There's a physical distress element to it. Here's the comps that I got based off the training that we gave them. And then we would analyze those, and then we would submit the offer to the realtor. So very quickly, we were able to gain three property analysts, and then myself and Cassie. And so our time at Barnes and Noble every single day was literally using Trello as a free CRM, looking at all the properties that our property analysts submitted to us, looking at the pictures, plugging it into the profit calculator, and shooting out offers, and then signing those offers and then negotiating through our realtors based off of the counters or the denied offers or whatever it was, and then really focus on the dispositions when we were able to get a property under contract. Now, funny enough, for those of you that kind of know the way that titanium works today, I'm the king closer. I'm all about acquisitions. And Cassie is all about the transaction coordination and the dispositions, but that's not how it was back in 2015. In fact, it was quite the opposite. Cassie was better at comping and underwriting than me at the beginning. And so she was very much about the offers. And then I was really good at building the relationships with our end buyers. And so I was handling more of the dispositions and the transaction coordination. So it's so funny that now over the past decade, we've completely flip-flopped our roles inside of the organization since we went direct to seller. But I was solely focused on the relationships with the inbuyers, and that eventually led to building out joint venture partnerships with in buyers that we had. The inbuyers that we had built relationships with, that we had done several deals with, they got to a point where it was like, hey, I really like your deals. They're better than most wholesalers. You listen to the feedback, but I can't take on any more deals. But hey, I have access to my network, my community, that the education program that I was a part of, I could help dispo these deals if you want to split it. And so I looked at it and said, What is our glaring weakness as a wholesale operation? Well, we have limited buyers. We really have to work on this using platforms that we have no control of, right? Facebook groups and Craigslist, where we had other wholesalers trying to snake deals from us. And so I jumped at this opportunity, and these JV partners were then able to handle dispositions that allowed me to move more towards the acquisitions, increase the amount of contracts that we were able to get. And every single day it was all taking place at a Starbucks inside of a Barnes and Noble in Hearst, Texas. The majority of the time, you could find me walking around on my cell phone in the parking lot of that Barnes Noble. And still to this day, it is one of my favorite places to go to and just think about how we were able to build titanium investments inside of that Barnes Noble. In fact, May of 2015 is when we actually established the entity titanium investments. And we made that decision sitting inside of that Barnes Noble. I remember sitting there, and our original thoughts were maybe like integrity investments, infinity investments, and they were all taken. And we said, we want this company to stand for something, something strong. Build a strong foundation. And then it dawned on us. Cassie's favorite numbers 22. My favorite numbers 22. Cassie's born on February 22nd. What's the 22nd element? Titanium. And we looked it up and it was available in the Texas Secretary of State. And that's when we established Titanium Investments, and we did all of that inside of that Barnes and Noble on our laptops, with, like you said, none of the tools, no dispositions tools, no leads coming over, no comping softwares. That is why I've consistently said this is the golden age of wholesaling because things have gotten so much easier. Dispoing a deal off the MOS is so difficult because it's what is the value that you're bringing to the end buyers? How are you providing them that value? And there were times we did a deal on Swiss Avenue in Dallas where the listing price was 400,000, and we had to negotiate that all the way down to 300,000 just so we could make a reasonable assignment fee. Those are the types of things that we were doing, and all that took place with a Starbucks inside of a bookstore. So there you go, Raw Dog 99. That's the story of that first year. What enabled us to create it? Determination, consistency every single day, showing up immediately when Barnes Noble opened and staying till 6, 7, 8 p.m. at night, making offers, looking at every single property that was listed. We didn't know any better. So we just had relentless effort consistently every single day. And I'll tell you, we knew the bank account was growing. We knew it was growing at a rate that it probably had never grown before. But we never sat there and got complacent because of those results. We sat there and we looked at it and said, we're on to something. This can change our lives. And a decade later, it sure as hell did. So that's our story of our first year of making$750,000 inside of Barnes Noble. Always a Barnes Noble fan ever since then. Show me some love, like today's video. We'll see you guys tomorrow.