Sellers Ignoring You? Try This Instead

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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 4,000 Videos, this is the #1 channel on YouTube for all things Virtual Wholesaling. SUBSCRIBE NOW!    https://www.youtube.com/@RJBatesIII

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Transcript

Why Motivated Sellers Stop Answering

SPEAKER_00 0:03

One thing every wholesaler struggles with is our connection rate with the motivated sellers. No matter what you're doing with for lead generation, whether it's PPL, cold calling, even just following up with sent contracts or people that had something going on in their life where maybe they need to consult with an attorney or wait for a specific timeline event to take place, having sellers ghost us and not answering the phone is infuriating. And it's so frustrating when you're sitting there and you're looking at your CRM and you're like, look at all these leads that I have, but I can't get anybody to answer the phone.

Why CRMs And Drips Fall Flat

SPEAKER_00 0:45

But then technology exists. And so we all have these fancy CRMs. They give us these opportunities to send drip campaigns and text messages and emails. They all sound boring and they're the same. Nothing stands out. What really makes you feel like you could be the solution to the motivated seller?

The Underrated Video Text Strategy

SPEAKER_00 1:10

So today I want to give you guys what I believe is one of the most underrated and simple tools in all the wholesaling real estate sending a motivated seller a video text message, a video of you being personal, talking about their situation and how you can stand out to them. Now, here's the thing: I don't want this to be over-the-top, professionally done, edited in captions and all that. You're not creating a reel for social media, you're showing them that you are a real person, someone that they can trust. They're gonna put a face to the name, and it's going to make them want to reach out to you. They're going to appreciate the fact that you took the time to create this video to talk to them like they're a real person. Because the facts are the majority of wholesalers out there are not talking to these sellers like they're a real person. They're not going to take the time to pick up the phone, record themselves, talk about their specific

Script For A Brand New Lead

SPEAKER_00 2:20

situations. And so in today's video, I'm going to give you two examples of a video text message that you can send a seller, starting off with one, the seller who has never engaged with you whatsoever. It's just a lead. So you went to speed the lead, lead solo, property leads, you bought the lead, you have their contact information. You know for a fact that they have raised their hand and they have said, I have a property that I want to sell, yet you have not been able to get them to answer the phone. So I'm going to give you that video text message that you can send them. And then the second one is a seller that you have spoken to, and for whatever reason, they have not re-engaged with you. So for today's video, the seller is going to be Mike. That's going to be the seller's name. Okay. So I'm going to use Mike and 123 Main Street as our example. And I'm going to start off with our first video being the seller, Mike at 123 Main Street, that has never responded to any of our phone calls, voicemails, text messages, anything to date as a new lead. Mike, hey, this is RJ Bass the third. Man, listen, you uh filled out a form or spoke to someone on my team about needing to sell your property there at 123 Main Street. And we've been trying to reach out to you. We've been calling you, leaving you some voicemails, maybe even sent you some text messages. Uh, I get it. They were coming from phone numbers that you probably didn't recognize. So I get why you haven't responded to us. But listen, if you're still serious about selling your property there at 123 Main Street, uh, we are interested in purchasing that property. So if you could reach back out to us at 817, that would be fantastic. Um, we are uh interested in the property. Uh, just need to hear back from you. If you're not interested, just let me know. Like, hey, the problem's been solved, or we no longer want to sell, so we can stop reaching out to you. But honestly, we just want to have a conversation about what's going on with the property, what's the condition lie, what's the timeline, how much do you want to get for it, and see if it's a good fit or not. If it is, uh, then let's do business. If it's not, we'll point you in the right direction because we are real estate professionals. We'll tell you what we think you could do, and uh hope we can hear back from you, man. So reach back out to us, 817. I just wanted to send you this message so you know, like, listen, man, I'm a real person. We're we're out here doing good business, and we want to be a solution if it's needed. Looking forward to hearing back from you. All right. So now, after watching that video text message, I'm sure each and every one of you can think, that's not that difficult. I can record that. I can totally do that. You don't have to be a social media star, you don't have to be a professional on camera. Honestly, the more real that you make that, the better it is. Record it in your car, record it at your house, record it in your backyard. Just make it seem like you are a real person that is there to buy their house and solve their problem. Don't overthink it. And honestly, even if you mess up, you kind of stumble on your words or whatever, I think most people will respect the fact that you're not gonna go back and edit it. You're just having a real conversation, which is what we've always wanted to do. Just have a real conversation with them and allow them to understand the solutions that we provide as a wholesaler.

Script For A Ghosted Contract

SPEAKER_00 5:59

Now, on this second video, you are going to need to do a little bit of research before you record the video because this seller is someone that we have spoken to, someone that we've already either understood their motivation, the problems that they're trying to solve by selling their real estate. Maybe we've even sent them a contract and we've come to an agreement, but they've ghosted us. So now we're going to try to re-engage them in a conversation. You need to go back to your notes. You need to be able to reference what you spoke about and make sure that you're clear in your communication about I remember our conversation. I remember that this isn't just a generic text message, a generic video that I'm sending out to just each and every one of my sellers. You really want to hammer home that you remember their situation because that is what's going to get them to call you back. And that's the goal in sending this video text to them. So on this one, Mike at 123 Main Street. I've already sent a contract. He's viewed it, but he hasn't signed it, and he's not responding to me. This is the message that I would send him. Mike, it's RJ Bates III over here at Titanium Investments. Listen, I had sent you a contract uh for the property at 123 Main Street. We we had come to a verbal agreement. Uh, you agreed to sell us the property for $100,000, wanted me to send you that contract. I saw that you viewed it the other day, but you didn't sign it. And so I didn't know if there was an issue there, or maybe you didn't quite uh know how to navigate the software that we sent the contract to. So I just wanted to send you this video text here to let you know one, I'm a real person. This is what I look like. You can put a face to the name. Uh, second, if you have any questions about the contract, uh, let's have a conversation about it. Sometimes contracts can be confusing. Maybe you even wanted to consult an attorney or a realtor or something like that. That's perfectly fine, man. We just want to make sure that you're in a good position. Uh, but we need to hear back from you because otherwise, uh, we don't know what's going on. And we've got that contract sent out there. They do have expiration dates, and so I don't want you to miss out on us being a solution for you. So reach back out to me. You can either send a text back to this number or call this number, but I just need to know what's going on. I don't like having contracts just sent out there. So let us know, man. Uh, the other thing is, I get that, you know, you don't know who we are, and and things are scary, and there's a lot of scams and things out there. That's why I wanted to send this to you so you can see, like, hey, if you Google my company, you'll see this face, you'll see this beard, but now you'll also be able to see that I'm sending to you this text message specific specifically talking about your property and the contract that we talked about. We are serious, we do want to be a solution. So reach back out to us, man. Just let us know what's going on. Let's come up with a resolution and figure this out together. So hit us back up. Looking forward to hearing from you.

Keep It Real And Ask For Results

SPEAKER_00 9:08

Okay, so now after watching those two videos, what I want to be clear is these are not the only two videos. I could sit here and I could continue to record myself on my cell phone, showing you all the different ways that I would try to re-engage with these sellers. But I think you guys get the point, it's not overly complicated. Just be yourself. Show that you're a real person, move around a little bit, even add a little bit of humor. But showcase to them that you remember the conversation or you can be their solution. Whether it's someone that you've never spoken to, but they've raised their hand and said, I do have a house that I want to sell. All we want to do is have a conversation to see if we can be your solution. And for those that are ghosting us after we've previously talked, make sure you reference that conversation, the facts that they told you, the needs that they had, and then build that credibility by explaining what the process is going to look like and how you can be their solution. At the end of the day, if you are sitting there and you are talking about how you cannot get a hold of motivated sellers, you have to ask yourself, are you doing everything possible within your power to get them to respond to you? And if you're not using this underrated tool of sending video text messages to motivated sellers, then the answer is no, you are not doing everything within your power. Now, in the comments, let me know if you guys have used video text messages. How is it received? And if you start using this and you start getting results, come back to the video. Let me know in the comments so other people can see that this works because it absolutely does. And it's one of the things that we have done here at Titanium for quite some time. It shows that you're a real person, it makes it personal, and it puts a face to the name and it builds trust. Show me some love, like today's video, and we'll see you guys tomorrow.