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.
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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Welcome back to King Closer Reacts. I am the King Closer, RJ Bates the third, and this is the series where Jordan gives me a bunch of videos that sometimes trigger me. Last week, I think I was set up. We went and found the most crazy realtor attacks on wholesalers of all the time. And uh I almost had a heart attack on camera. So I'm actually hoping that this week is a little bit less tense than uh last week, but who
If you're struggling with wholesaling real estate, this might be why. There's four reasons this might be happening to you. Number one, and I'm gonna be brutally honest with you, you just procrastinate. You don't actually put in the work. You spend more time watching wholesaling videos than actually just wholesaling yourself. Number two, you're not using the right lead gen strategy. Some people are just better at different lead generation strategies. Some people are gonna be really good at PPL, some people are gonna be really good at Google Ads, some people are gonna be really good at text blasting. And if you're using the wrong lead generation strategy for your business, then you're not gonna get any deals. Number three is you're not putting in enough volume. Maybe you make 10 calls a day and you're wondering why you're not getting contracts. You need to be putting consistent volume out so that naturally you get deals by default. And number four, you just don't have the skills to wholesale real estate correctly. You don't know everything that you're supposed to do in order to get contracts and in order to sell your deal. Now, if you need help with this, you can just comment the word link and I'll send you the exact Man.
SPEAKER_00
I don't know who that kid is, but he was spitting some facts right there. I like that kid. No flipping secrets. That was good. Uh couldn't agree more with all four mistakes. That was that was damn near perfect. Um, I I think he nailed the the head there on the nailed the nail on the head, maybe there with lead generation. Um, some people are great at cold calling, some people nail the PPL or the PPC model. Uh, I think volume is always an issue. Uh, I I hear people talk about it all the time. You know, I can get three seller calls in a day, I can get 10. You know, it's just not enough in comparison to the people that are doing this full time. And that procrastination is a massive issue. And then when he talks about skills there at the end, I mean, I talk about this all the time. People want to come in and say, hey, RJ, what are your KPIs for PPL? And I'm like, how long have you been talking to sellers? Well, you haven't even started. You already want to know what my KPIs are. I've been on seller calls for 11 years. You want to compare your KPIs? You think it's the leads? You think it's that simple? Absolutely not. Skill sets take time to develop and also volume to develop.
Ohio just started that in March. In March, they required that you have to disclose that you're a wholesaler, but you can still do it. I mean, it's it's uh I like the honesty of it all.
SPEAKER_06
Um yeah, I like it too, honestly. Yeah, I'm like, I try not to lie and say, Oh, I'm gonna invest, but honestly, it's not really a lie.
SPEAKER_01
No, it isn't because you are planning on being an investor down the road, right? You just need to build exactly just money cash. And so you wanna you wanna uh tell them that that's that's your primary goal. But if you can't if their property doesn't fit what you want, then you you offer it to other people in your investment group and we're your investment group.
SPEAKER_06
Yeah, that makes sense.
SPEAKER_00
Okay. If we're gonna be transparent, we we need to be honest and just say that you're a wholesaler, just admit that. This is this is why once a month on King Closer Reacts, we have real estate investors attack wholesalers and say, you're not a real estate investor. And so I've jokingly said, like, hey, I no longer identify as a real estate investor, I'm a wholesaler. In Ohio, you have to disclose this up front. You have to get a disclosure that says, I am going to wholesale. It's not a, hey, I might wholesale, I might buy this property. No, it's I am a wholesaler. This is what we're gonna do. We're going to assign this contract to an end buyer, and more and more states are going to require this. Missouri just rolled out that you have to have a signed disclosure for 14 days before you can even sign a contract. And so this isn't a, hey, I'm still trying to decide what I want to do. That's the lies and manipulation that we're trying to get away from. That's great that she long term wants to become a real estate investor and own rentals and flip houses, but that's not what she's doing right now. And so you just have to be transparent and honest about that with the sellers. Jesus.
Yeah. Gosh, I'm sorry to hear that. I think that just to save time, I think you your best bet here is probably going to be to list it with an agent. An offer from us is we're not going to be anywhere near what you paid. Yeah, we're um the one that we we just bought one that was worth $100,000 on the open market, and we we paid $15,000 cash for it.
SPEAKER_00
So that is Mr. Chance Ireland to you member. And last week I kept talking about with the realtors that were attacking us, and they're like, hey, you're taking advantage of these homeowners, you're just lowballing them, you're manipulating them into selling their property without them knowing what it's worth. There is an honest to you member/slash wholesaler that's doing exactly what I said we do 90% of the time. What you need to do is you need to go list this on the open market with a realtor. That's how we're supposed to do this. If they lack motivation, they lack a need for convenience andor speed, then go list the property. There's no reason for us to get in the way and steal your equity, which is what we're accused of, despite the fact that we're not doing that.
about it. And uh, because what happened was there's another wholesaler put the house under contract, but then he did something kind of shady. He clouded the title. So he put a addendum of contract, went down and filed it at Heinz. So basically blocking that stellar from you to sell that house. Why would he do that? What's that's not a good business practice? But why would you do that? The only time you really do that because no one can sell that house until he moves to he moves to and he's trying to buy that house while they're trying to wholesale, but he's keeping them from you know working with somebody else. Is that legal? Uh well this way my attorney was able to get around it. Okay. So always have a good real estate attorney. I do. It's not a good, it's not a good practice. Yeah. So there are there are there are moments in uh time where you should put liens on properties, but not not when you're wholesaling. That's just not kosher.
SPEAKER_00
Okay. This is my inner Libra, balancing the scales. Because I agree. I I hate it when wholesalers cloud titles, file memorandums when they couldn't perform. But there's also the flip side of this where the memorandum is a tool, a protection mechanism for when you do have a property under contract, and then the seller then does not perform. And so there should have been a conversation between this gentleman and the wholesaler asking, why was the memorandum filed? And what what are you requiring in order for the memorandum to be released? Now, there's plenty of times where a wholesaler before us files a memorandum. They were not able to perform. We simply call them and we get them to remove that with no money, changing hands, no payment, just an explanation of what's taking place here. There's also times where a memorandum is filed and it was for legitimate reasons that the seller was not performing for whatever reason and the wholesaler was protecting themselves. We do have overhead, we do have marketing expenses. There's times that we go as far as having an assignment, non-refundable earnest money, and a seller ghost us. And there's also times that there's a legitimate reason why a seller ghost us. This just happened to us on Tuesday, where a seller that I was under contract with and we had already assigned the deal, non-refundable earnest money was down, we were ready to close, ghosted us. Okay, so what are we supposed to do? Are we just supposed to walk away from this and say chalk it up to oh, we'll just lose that money, we'll lose that revenue and all that work that we put into it. But what happened was is the seller was in a tragic car accident. So they weren't ghosting us because they weren't going to perform. And now we have stayed in contract with the seller and we're able to perform on this. So there's nuances to this. I agree, it's a shady business practice if you're following a memorandum on every single property that you get under contract and then not performing and then requiring money in order to release that lien when you just couldn't do your job. That is shady.
Over the past couple of years, I've noticed that there are so many fake gurus out there. So many guys are claiming that they make so much money in wholesaling, but they've never done a deal. You never catch them on appointment, you never see them co-calling or they're fake co-calling. You never see them in an abandoned house. You never see them doing anything, but chilling in a Ferrari, talking about I make $500,000 this month. It's a lie. It's an absolute lie. These guys are ridiculously lying. These guys, I have never even heard of them. Guys that are pretending to be in the Charlotte market that don't make any money whatsoever and swear, oh, I do this X amount. I know all the big wholesalers around here. I know them all by name. They may not know me, but I know who they are. Word travels fast on who's fake and who's not.
SPEAKER_00
So if you're interested in really learning how to wholesale, all right, chill out on your, then now you listen to that. But on the big guru side, I mean, this has been common, and it's not just in wholesaling, it's in every industry. There's people that are gonna go out there and they're gonna see an opportunity and they're gonna fake it until they make it. Uh, this is one of the reasons why I love having this YouTube channel because I could create so many different forms of content to show how we are wholesaling, what wholesaling means to us, how the tactics that we use, live seller calls, reviewing TU member seller calls to really kind of combat this kind of information that is being spread out there. Do you guys really care to see what car I drive? I did a video where I was driving my super nice car. I don't think anybody gave a shit. I think really what you want to see is can I call a motivated seller that wants too much for their house, talk to them about their problems, talk to them about their needs, solve that problem, get it under contract, and then find an end buyer to buy it for more than what I have it under contract for. Show you guys how to do that, show the systems, show the tactics. And here's the thing about fake gurus if they can't give you the information up front and they have to charge you for the information, that's what you need to know right there. Because I give all the information out for free. I don't charge for that. And that is exactly what fake gurus have to do. They have to hide behind, hey, here's how you're going to do lead generation, here's how you're gonna taught the sellers, here's how you're gonna comp and underwrite, here's how you're gonna do dispositions, here's how you're gonna do transaction coordination. And they're gonna have a simple course of information that they're gonna give you for the money. And what's gonna come from it is I could have gotten this from YouTube for free. I could have gotten this just from going to chat and asking chat. Probably would have been more detailed. See, that's not what we charge for. What we charge for is the access, the daily information, helping you move from one deal to the next deal, overcoming the issues on specific seller calls, helping you comp specific properties, teaching you day in and day out on how to progress and move the needle 1% every single day. That's what a mentor should be charging for, not for simple
information. All right, guys, that's our episode of The King Closer Reacts. It was a little, yeah, I I didn't I didn't almost die on this episode. So this was pretty chill. Jordan took it easy on me today. So show me some love, like the video. We'll see you guys tomorrow.
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