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.
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.
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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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Welcome back to TUN Review, the series where I am going to review a live seller call submitted by a titanium university member. And remember, this is the series where we don't want the good one call closes. We want the deals where seller was motivated, but maybe the price wasn't correct. We kind of struggled with it. We want to learn, we want to get better. So shout out to the TU members for always submitting these to go on YouTube for everybody to learn. Show them some love. Make sure you like the video. Show them some love in the comments. Today, this is an old school to live seller call. I went all the way back to the archives, the longest, the oldest seller call reviews that got submitted to me. So this is all the way back in 2024 when we first started doing live seller call reviews
inside of Titanium University. And I found one from the one, the only Mr. Bobby Frost Jr., better known as Jason Strickland. That's his real name. Bobby Frost Jr. is a pillar inside of the Titanium University community. Okay. He attends every implementation call, every office hours. He's inside of Discord. He's having one-on-ones with TU members. He's always helping people out. And back in 2024, there's a period of time when he was doing acquisitions for his wholesale operation and he was submitting a few live seller call reviews. Now, the thing that has changed about the version of Bobby Frost Jr. that you're going to see on this seller call to today's Bobby Frost Jr. is man, has he gotten better at asking questions? Has he gotten better knowledge of the closer's formula and really studied it and ingrained what the closer's formula is trying to accomplish? And so what we're going through here is someone that two years ago was brand new to the closer's formula. And for all of the Titanium University members that are going to be watching this video today, you know Jason. You know who he is and the deep-level questions that he asks inside of our implementation calls each and every day. There's so many of you guys that thank him during implementation calls for forcing myself and Cassie and Nick to go deeper into the training, deeper into our thought process of what we're trying to accomplish, no matter what it is that we're teaching, including the closer's formula. So that being said, we're going to get into this call review. Jason is probably surprised as hell right now because he's like, whoa, hold on. I didn't ask for this to be reviewed on YouTube. That's okay, Jason, because we want to see where was the great Bobby Frost Jr. when he first started back in 2024.
Yes. Are you still looking to sell that one? Uh yeah, I don't know. Listen, but we are looking to sell it. We're not going to use it anymore. We were going to build a parcel house on it, but we're we moved out of the area, so we're not going to use it.
unknown
Okay.
SPEAKER_01
How much are you looking to get for it?
SPEAKER_02
Um after 55,000, 0.95 acres. It's got city sewer and water and um electric and natural gas, and of course, all the utility tables that have um available.
SPEAKER_00
All right, so right out of the gates, this is vacant land. These are always some of the most difficult conversations to have with sellers to really get them to open up and find pain and motivation, and really open-ended questions are difficult because it's just land. What is there to really talk about? And so this is going to be interesting because Jason is so great at getting people to open up and ask questions, and he really takes his time. Like if you've ever talked to Jason Four, he's a master at asking a question, you answer, and then the awkward silence that takes place. He's really good at making sure he asks the appropriate next question. And so looking at this two-year gap of who I know today, today, 2026 Bobby Frost, what is the 2024 Bobby Frost? How does he deal with a vacant land seller? Because these can be difficult for even the most seasoned of closers.
SPEAKER_01
All right, can you tell me a little bit more about what's going to do on with it?
SPEAKER_02
Um just unusual. We we were gonna build a personal house on it, but we moved out of the area to go take care of a um uh built, I built another house that we have burning work. Don't take care of uh excuse me, elderly family members, so we're just not gonna use it a lot.
SPEAKER_04
I'm not gonna build on it, so I'm gonna ask you, why don't you just hand on to it? Just in case you change your mind again later on.
SPEAKER_02
Because I'm getting the point where I'm gonna retire another year or two in a property, so I'm just I'm casting out and and I'm done, I'm casting out my other rental property too, so that's why I'm holding on to it.
SPEAKER_01
They also are they also the other properties are also in Newport Games?
SPEAKER_02
No, they're not.
SPEAKER_01
They're in Williamsburg. They're Molly's park, yeah. Okay.
SPEAKER_00
Yeah. So interesting decision there by Jason to ask, hey, why don't why not just hold on to it? I I don't hate it. Um, it's uh his train of thought right there. So there's nothing wrong with that question, but I would like to see him take this down the path of all right, so from an investor standpoint, walk me through on how I can make money by buying this lot from you for $55,000. Because he is more knowledgeable about this. He says he wanted to build a property, he wanted to build a house on the lot itself. So I kind of want to understand how do you see an investor coming in and building on it, developing on it, and making profit.
SPEAKER_04
Why you have to have a property ticket?
SPEAKER_01
House most people do is buy and sell houses, um, you know, fix them up or hold on to them.
SPEAKER_00
It's a good example right there of hey, a little bit of silence leads to the seller then coming in with a question, right? I always talk about it. People can't really handle the silence. I don't know if it was all intentional, right? Jason's kind of drowning around, going between prop stream and privy and and trying to figure out like, hey, is $55,000 a good price? He's trying to cop this right now, but the awkward silence did work out in his favor right there.
SPEAKER_01
But do you tell us the land? I'm in the rim of the land.
SPEAKER_02
I've got five houses in Greensburg, but um, they're all gonna be over $450,000,000.
SPEAKER_01
So are you gonna list them?
SPEAKER_02
Uh probably are gonna list them, yeah. Um we got renders in right now, and uh, we're just getting the nodes that we're gonna be selling so that's um that all of them pay for they don't we don't own anything on them, so pretty tax out.
SPEAKER_00
This is where I would definitely ask this seller as an investor, how am I gonna make profit? Because he's talking about, I mean, he's pretty sophisticated. I mean, he owns multiple rental properties, he owns multiple lots. Like, I'm I'm definitely exploring at this point like, hey, Mr. Seller, I need you to educate me on how fifty-five thousand dollars is a good deal as an investor.
Are you a realtor or investor? Investor. Perfect opportunity right there.
SPEAKER_01
Yeah, how'd you come about the price for 55,000 for the land? How did you come about that price for 55,000 for the land?
SPEAKER_00
Okay, so I don't hate this question because that's a different version of what I was basically trying to get to is hey, how do I make profit off the 55,000? So now he's saying, you know, hey, how'd you come up with this price? This should be the beginning of leading into how does this make sense for me as an investor?
SPEAKER_03
Not an ideal response.
SPEAKER_04
Talking about time, are you okay with a 30 business day close? Um yeah, we what yeah, I can give my email and you send me a contract, um, and we can go from there.
SPEAKER_01
Okay, well, I'm gonna be looking for you to take any realtor commissions. I'd be taking care of that, closing costs as well. And what's the best price you can do for me?
SPEAKER_00
Okay, so interesting. He asked about timeline. The seller then aggressively moved to, hey, send me a contract. Now Jason comes in and hits the seller with the kill shot or like uh a modified version of the kill shot right there. I think what he's looking at is like, hey, these $95,000, $230,000. I know it's a vacant lot. These are normally shorter conversations. I would have liked to have seen Jason explore more education for the seller before getting to this point. And then also, even if we do agree that this is the right price, to avoid getting ghosted on sending out that contract, we wanted to talk about reverse rapport, how the process is going to work. This this scares me a little bit because the the timeline question led to the seller becoming pretty aggressive. And I also wonder if that was partially due to the fact that there was so much silence that he's like, yeah, just send me that contract that we'll go from there.
No, he's gonna be on here for that, and I'll buy it all from you, so there's nothing around here. I mean, I've got I've got blocks in meanburg also. I've got um 75 blocks in Wait and David Canyon we're gonna develop, and they're probably a third acre to maybe a four-tenth of an acre, and they're gonna go for 150 to 175,000 lot.
SPEAKER_00
So again, this is why you want to ask. This is why you want to explore and understand the thought process. Yeah, he asked, how'd you come up with 55,000? But he just gave them the response of, well, that's what I paid for it. You still want to continue to explore and be like, but how does it make sense from an investor standpoint? And and if I develop it, what can I make and what can I build on it? And this is why those questions are important, because now we essentially just lowballed him because he said, Hey, make me an offer. The seller backed Jason into a corner, said, Make me an offer. So he lowballs him with the 28 to 32. Could work out, but now he's like, no, 55,000 is a fair price.
SPEAKER_02
So, you know, uh 55 is a fair price. Um, you can with any kind of an offer. I'll let you look at it, but I'm not gonna go 32,000.
SPEAKER_04
That's that's it, that's too low.
SPEAKER_01
Gotcha. So too low. What would you do?
SPEAKER_04
Excuse me.
SPEAKER_01
Well, you went 55. I went 32. You said you would come down, but not down how far. Where would you go?
SPEAKER_02
I'll I'll tell you what, depending on how quickly you can close and um what you what your contact was. I go to 45, but I'm not going lower.
SPEAKER_00
I really like that reaction. I love how stoic Jason is right there. He didn't really become emotional or over the top from the reaction there, and he did a great job of listening to what the seller said. Hey, you said you would come down. What would you come down to? It earns him $10,000. 45.
Um, give me two days, and you'll try and take some time with the next 40 hours, but maybe as soon as tomorrow. I sure do.
SPEAKER_04
Okay, you ready? In relation to uh tech.
SPEAKER_02
Yeah, uh Frank Beamer's my third cousin, yeah.
SPEAKER_01
Wow. Well, we certainly enjoyed uh watching his work on TV for about 10 years there. Thank you for for that appreciation.
SPEAKER_02
Yeah, he is he is quite coach, quite good, quite a guy too, though.
SPEAKER_00
Frank Beamer, the the special teams uh master over at Virginia Tech. I love it. We're throwing in some some hokey's knowledge over here. We got to meet him. He's um, yeah, he's a fun guy.
SPEAKER_01
Yeah, they're at the pleasure. But you can run the top stuff.
SPEAKER_00
No, yeah.
SPEAKER_01
Yeah.
unknown
All right.
SPEAKER_01
Well, if you'd like some stuff in Williamsburg, I'll try to get in touch with you in the next little bit here. Thanks, Jonathan.
SPEAKER_02
Yeah, this this is my good number, so I appreciate it. Happy night. Okay, you too. Bye.
All right, so quick vagant land call there. Um, I I don't understand what happened there with hey, give me 48 hours to send the contract. I don't know if this was uh a concern of Jason where again he's new, maybe he's wanting to submit this to the comp portal before he gets into a contract and and and has to back out on this guy. So maybe he was going to submit it to the comp portal or even talk to some dispo teams uh before to see if it's a good deal. I don't understand that. I I can guarantee you 2026 Jason is not doing that right there. He he's being more aggressive and and sending that contract out, probably sending it out right then there on the on the call. Overall, not shocking um on the length of the call. I did not know the length of the call before I got in here. Um not surprising that it was only six minutes. Very common. Um, I think he could have had a lengthier conversation, probably understood more about the seller's situation. I think he would have done a better job of that today. That comes from the experience, the reps, the amount of call reviews that he's listened to, and just the time that he's invested into educating himself more on the closer's formula and what we're trying to accomplish. This very much feels like someone that kind of understood the skeleton of the closer's formula. Verify that they want to sell, get their asking price, ask, you know, tell me a little bit about what you got going on, ask them open-ended questions, hit them at the kill shot. Very skeleton-esque. Not a whole lot of deeper level thinking there. I think he definitely struggled a lot because it was vacant land. But I wanted to showcase this so everybody that has interacted with Jason, I mean, you can pretty much see how he uses the closer's formula, even in just regular conversations now. The always open-ended questions, the the constant silence followed by the next question. You almost can't ever get into a position to where Jason says a statement now. It's almost always just a follow-up question. This shows you that that skill can be developed. It doesn't just come naturally, even to someone as brilliant as Mr. Jason Strickland. So, Jason, I appreciate you submitting this call review in the early summertime of 2024. Who would have known that this would come out in August of 2026 on YouTube?
But here it is. So, Mr. Bobby Frost Jr., thank you for submitting this call review so we can all get better. So we can all see that skills are developed and it takes time. It takes time each and every day with that consistency that you always put in. So, thank you for showing us this today. Show Jason some love in the comments. Make sure you like the video. We'll see you guys tomorrow.
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