Dr. Toby PotterCEO and Founder, The Unshakable Investor · Real Estate Investor Success Coach

Wholesaler Brings a Bad Deal

Name: Wholesaler Brings a Bad Deal
Uploaded: 2025-09-18T02:38:03+00:00
Duration: 1 min 6 s
Channel: Dr. Toby Potter
Description: In this YouTube excerpt, a property wholesaler (Speaker A) pitches a Dallas duplex to investor Toby, claiming an ARV of $400K and a purchase price of…

18 Sept 2025 · 1 min

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1:06

In this YouTube excerpt, a property wholesaler (Speaker A) pitches a Dallas duplex to investor Toby, claiming an ARV of $400K and a purchase price of $300K. Toby challenges the wholesaler on the lack of proper comparable sales analysis, noting that Zillow is not a reliable source for comps. He asks about the rehab budget, and after reviewing photos, identifies major hidden costs: a cracked foundation, a failing roof, and an outdated HVAC system, estimating at least $60K in repairs—far higher than the wholesaler’s $15K estimate. Toby emphasizes that investors lose money when deals are hyped without solid numbers, and stresses the importance of accurate comps and realistic rehab budgets. The conversation ends with Toby reinforcing the educational support provided by Direct Funding Resource, encouraging the wholesaler to learn and improve his deal vetting process.

Hey, Toby, I've got a smoking deal for you, man. I got a duplex in Dallas. ARV is $400K, purchase price $300K. You cannot lose on this one.
Okay, okay, okay, slow down, buddy. What kind of comps you got?
Well, Zillow says houses are around there selling for $400K. So yeah, the ARV checks out.
Zillow is not a comp source. Did you actually pull comps like kind, same square footage, same year, everything that sold in a half-mile radius?
No, not exactly. I'm not a real estate agent. Listen, it's a hot neighborhood. Everyone's buying there.
Well, that's a red flag when everyone's buying there. Secondly, what do you got on the rehab budget? It can be more than $15K.
Just paint, carpet, easy stuff. Nothing major.
I've already looked at the pictures. The foundation is cracked. The roof is shot. The HVAC is over 20 years old. I mean, I'm running just right off top on the pictures alone, not walking the property. Buddy, I'm coming up around $60K minimum.
Oh, well, I didn't notice that.
This is where investors lose money. A real deal doesn't need hype. A real deal sells itself, and it's all in the numbers and the comps.
Yep. No, I got it, man. I got a lot to learn.
That's okay. This is why we're here. This is why you have partnered with Direct Funding Resource so that we can educate you, teach you, and then get you having success.
Thank you. I appreciate it.
No problem, buddy. You get the next deal, call me just like this. Make sure you run the numbers. Call me with all the numbers validated, and let's make some deals happen. Okay, bud? Yes, sir. All right. Have a good day.