watch me wholesale a house start to finish in 26 min (i show everything)

You're about to watch me and my team wholesale a real estate deal from start to finish, completely live. But here's the difference. We are not hunting for deals or cold calling sellers. I'm going to show you a lead that came in through our Facebook ad system, how we called that motivated seller, how we negotiated the deal, and then immediately sell it to a cash buyer for a profit, all in real time. Now, I do have a team, and I would encourage you guys to see what is actually possible when you structure your company the right way and how you can delegate a lot of the things in your business so that it nets you $20,000 all the way up to $100,000 per month without you having to do everything or being the bottleneck. So we're not going to have any of the crazy editing, none of the BS, just the raw process of how we actually close 6 to 10 deals every single month while spending only $6,000 to $10,000 on Facebook ads every single month. And this is my actual system of inbound motivated sellers reaching out to me while I sleep. And I'm going to be showing you the entire process from lead to cash. So let's get into it. Now, first I want to show you exactly how it is that we get leads. So we get motivated sellers through Facebook ads, but with Facebook ads, there's a lot of things that you can actually do where you can have an input in the quality that you get with the leads that are coming in. Now, the main thing that we are focusing on, on the ads, they're pain-based. We're calling out for foreclosure, vacant properties, people that are downsizing or moving, people that have properties that need a ton of repairs. And we strategically place these ads inside the Ads Manager so that we are not talking to whoever is just kind of looking for sale for cash. So we do it this way. So we're trying to get people that are actually motivated and not the tire kickers. So I'm going to give you some tips on how to actually structure this so that you get way better results. But I know that if you are running ads or maybe you're doing any of the other traditional outbound channels, if you do the inbound, the leads are going to come to you. And if you focus on those pain points, it's going to be way better. So as you can see, this is my last 30 days. We haven't even spent that much, but as you can see, we've gotten around 156 leads at an average cost per lead of $27. And from this over the last 30 days, we got 6 contracts, uh, so far, and the month is not even over, but I just wanted to show you exactly what is possible. And then there's things with the conditional logic, how you do the targeting, where you place the ads that have a huge input in the leads that you get. You can get high quality motivated leads for cheap. Anyone who tells you that this is not possible, they are lying to you. And this is why I'm a huge proponent of you actually owning your own inbound marketing. That way you get way better results with the marketing and with the sales. So this is what the last couple of days look like. And this is how we are averaging $30 to $40 leads and how we are getting one contract for every 20 to 25 leads on average. Now here is our CRM. And the most important thing that we're looking for as soon as a lead comes in is Are they urgent? Meaning are they ready to sell and are they motivated? Those are the most important things that we are taking a look at when the leads come in, cuz we wanna spend the most amount of time that we can talking to people who actually want to sell. And if you focus on these things where you can actually solve a problem, you're gonna spend time with people who are gonna make you money instead of trying to give out an offer to someone who's not even qualified. So my team knows that as soon as a lead comes in, we need to qualify it within 5 minutes and seeing if it's something that we can actually do a deal with and actually make revenue. So you know that I told you that we are running pain-based ads where we're calling out foreclosure, vacant properties, people who are moving, or properties that need a ton of repairs. The main important thing that you want to do is whenever a lead comes in, you want to qualify it, right? So I explained this before, but are they urgent? Meaning if we come to a deal, are they ready to sell? And then two, are they motivated? Not for them motivated to sell, but is there something on— is there something going on in their life that would make them want to sell to an investor and accept a discount for the property? So as long as we have those two things, my lead managers are going to call them, make sure that they qualify. Now, since we get a lot of lead flow and have a bigger business than probably you, we can get away with having lead managers. But if you are doing 1 or 2 deals a month, you can be the one calling the leads. And then after you get to 3, 4 deals a month consistently, then you can bring on a lead manager to help you set the appointment so that you spend your time closing people who are ready and higher motivated in order for them to sell. The way our structure works is as soon as the lead comes in, my lead managers are going to call the lead. and we're going to try to set an appointment if they're a qualified lead. Then my closers are going to call the property owner and then find out exactly what is going on with their situation and their property. And this is going to be the most important call. And we don't want to like just focus on giving out cash offers. We want to focus on actually solving problems. So as long as we have those two things and then we go through our appointment call where we're going to go over, you know, setting the proper expectations on what to expect for the with a phone call, letting them know like, hey, we just sold a couple of properties and we want to buy another one. So hopefully we can purchase their property and we're a good fit for each other. Number 3 is like, okay, why are they looking to sell? Like, what exactly is going on that would make them want to sell or consider selling, you know, like recently? So we're going to dig deep into that and that's going to be the most important thing, finding out exactly what the pain is and what we need to solve in order for them to sell. Then we're going to talk about potential influencers Is there anyone else that is involved in the decision-making of selling the property? We want to be aware. And then another one would be roadblocks. Okay. Like, is there anything that we need to solve before they need to sell? For example, if they're selling to move somewhere else, do we need to help them do that? Do they have the funds to do that? And then the other thing is going to be timeline.

Okay.

Like, how soon do they want to sell or they would want to sell? Right. Because if they need to sell super quick, that means that our cash offer is going to be the main thing that we need to focus on. But if they're flexible on the timeline, then we can plug in an ovation. But everything is up for negotiating. And basically we want to find the things that are going to have an impact in our deal because what we don't want is to get ghosted. So if we have this frame in mind where then we can ask what it is that they need for the property in order for them to move on, like how much money they actually need to net. If we talk about that and we really dig deep into the motivation and covering those pain points, whenever we present our offer, you have a higher chance of actually getting that deal and helping that seller. So just know that the main funnel is going to come from pain-based ads. Then our lead managers want to qualify them. Okay, are they actually ready to sell right now? And are they going through some pain? Because if they're not, we're going to keep on following up with them until they do. All right. So we got a promising lead. So I'm about to call them. This guy has submitted his information multiple times, but now he says that he's ready to sell. So I'm going to give him a call and I'll keep you posted on how it goes. Mr. Aloy, how you doing, sir?

Oh, good. Busy, busy week. So it's good. That's good.

I know that we have been trying to reach you a couple of times, so.

Yeah, fortunately I have gave you a lot of the information. Yep.

Yeah, yeah, he did talk to me. So, I mean, hopefully I think it's time we help you kind of get this, get this sold.

Yeah. I'm like I told him, I go, I'm 62. I just was already looking at retirement. I won't be dealing with landlording or cleaning up this, cleaning up that. So if the option is decent, then we'll see what we got to offer here.

Of course.

Yeah, sounds good. So you're familiar with how we work, right? So we purchase these and then we resell them, and that's how we of course make a profit. But of course, always our goal is to make it a win-win solution. So I mean, I'm pretty sure you have seen a lot of our ads. So we've been in business already for 5 years, and something that's very important to us is that we take care of all the clients. I know that we want to make it a win-win. I was talking to Brian and I mean, it sounds reasonable. So it's all going to come down to what more or less what the condition of the property is. And then of course, give you our best offer, given that we have different ways that we can work together. I know that he was telling me a little bit about the property, but I guess if you were looking into the property, how much do you think you would need in order to make it kind of rental ready or for it to be up to 2027?

How much would I need to invest or?

Yeah. No, how much would he need in repairs if you had to estimate?

Well, I do a lot of repair myself, so I was looking at at least investing $12,000 to make it par level, you know, really, really nice. So that's what I got on my quotes through Home Depot and Lowe's. Of course, that's with my labor. Right. So yeah, but yeah, I'm familiar with the way the cost is. That's what I was gonna invest in it, and then I just pulled back and didn't.

Yeah, yeah, we can upload this from you. I mean, I think it can be good that way you can focus on other things and finally kind of getting this sold. Uh, now he did tell me that you were a little bit concerned on that tax lien, right?

Yeah, because, uh, she was paying it, but then when she moved, I guess she didn't finish paying it. So I'm, I'm sure I need to get with the company and see what's still—

Yeah. Yeah. Okay.

Oh, so, so I need to really look and look at my paperwork and everything, get ahold of the company and see what's going on and what amount, because I'm sure, man, it's going to be some some penalties and interest on top of that.

So yeah, we can help you with that as well.

I think in the courthouse, it only— of course they don't have any other information. Right. I need to look. Yeah. I need to look back into my notes. I think I still have the paperwork there in the office somewhere.

So yeah, cause we can help you with that.

And that was, that was my concern.

And finding out exactly like how much it is. Now the good thing is that it gets paid off at closing with the title company. So we'll, we'll kind of account for that. And of course, like the rest of the proceeds would be yours right now. As far as timeline, I know that Ryan said you want to get this done within the next couple of weeks. If we, like, let's say that we were able to give you kind of like a good offer for the property, is this something that you would like to move forward with like today or tomorrow?

Yeah. Well, I mean, it would be definitely based on that. I mean, what can be done and you're willing to help. Give me a week because I needed to get some personal time. Yeah, definitely.

We can work on that also.

Put something. Yeah, definitely put something together with me and I'm all open to whatever we need to do because yeah, I just need something taken care of.

So sure.

Then you got to see what you can put together.

Okay. One thing I was going to ask you, I know that your ex-wife was living in there. Do you have full power over the property or would she need to be involved as well?

She doesn't. I needed to let her when she was 18. Under marriage. Okay. It's been, it's been only mine all these years.

Okay.

Sounds good. Sounds great. Now Brian said that you may have some photos of the property, because I looked on Google, but it looks kind of blurry. So we just like to estimate kind of like the repairs, how much we could sell it for. And then of course, kind of your asking price. And then that's how we come up with the best solution. You do have some photos of the property that you could send me?

Sure. Yeah, I sure can. Send me an email and I can share them with you. He did a diagram of the layout of the house just to give everybody a better idea if anybody was interested. So I can include that as well.

And the extra room that you built, it has a closet and a window.

Bring my architectural skills from back in the day.

Yeah, they pay off just because it needs to have that closet and the window for it to be counted as a bedroom. You know how these appraisers are. But yeah, I'll go ahead and check it. So if you don't mind sending those over and then, you know, we'll see what we can do. Now, when it comes to, I guess, what do you think would be a fair price for the property we're able to buy it quick with other closing costs, commissions, and the repairs and the headaches that usually come with selling a property. What would you feel is a fair price for the property?

Well, being that the offer I was setting the price on of $89,000, I was willing to go down to $75,000 for that reason to help out with that.

Okay. Sounds good. So if you don't mind, I guess just send me the photos and then let's see what we can put together. I'll let you know what that is and then if we have like, we have other options as well, and then we'll just pick the one that would make the most sense. But yeah, if you send me those, I can give you a call back sometime tomorrow and that way we can discuss it a little bit further.

Yeah, sure. I travel a little bit less now with my job, so.

Okay. Tomorrow? Are you going to be available tomorrow?

Okay.

Yeah, that's fine. I guess just send me the photos and then I'll shoot you a text and then I guess we can keep on talking and then set up an appointment for Monday.

Okay.

Yeah, sure. If this is your cell, I'll keep this, put your name down. That way you need to hold of me, it won't go straight to voice. We've had, we had that.

Yeah, you know, yeah, you get the spam calls. But yeah, go ahead and send my number and then I'll shoot you a text with my name and my email. That way you can send over those photos and then I'll text you. That way we can schedule a time on Monday, you know, kind of get this one sold.

Sure thing. I appreciate you being available.

Sounds good, Mr. Lloyd. Thank you so much. Have a good weekend.

Okay.

So there you have it, guys. And what's actually crazy is that that lead cost me like $28, and it's not uncommon for us to get opportunities like that all the time. And the reason why is because we own our own inbound marketing channel as opposed to relying on a pay-per-lead company or an agency. We're way more efficient now. Therefore, the time that we actually spend in the ad account and learning the marketing, the ROI on that is like 10x than if you were to use an agency. And it is the exact same reason why a lot of my clients are crushing to $50K a month, $100K a month while spending $5,000 to $6,000 a month. And if you think about it, wholesaling, it's all about how much you actually net in your business at the end of each month. So if any of you guys are watching this and you want to learn exactly how to do this, click on the link down below. Let's schedule a call and let's see if we can help you. Are you going to be arbitring some deals and then have the budget to spend $2,000 to $3,000 a month at least in marketing? But I want to show you my ad account because today I just had to make some new ads and I make new ads probably like once 3 to 4 months. I'm going to blur my ad account. I don't want you guys to be copying me. You can probably find my ads, but I don't really care. But we give our clients the best ads and then they just copy the ads that we have that are working. If they're videos, they copy the scripts and then, you know, they start crushing. Kind of want to show you a little bit on like what the ads look like. So me sitting down, you know, something like this, uh, simple. We have the ad copy. So that's one, me sitting down. Another one in front of a property. You know, the hook has to be really good and then you give the value. Okay, what is it that you do? Uh, how do you help them and what they need to do? So this is kind of like another one. Uh, but yeah, a lot of my clients are crushing cuz they know exactly how to run it on their own without an agency. And the less money that you spend in the business, the more that you actually get to keep. And then the other thing that I wanted to show you was kind of like comes to like the actual contract, right? So I'm going to blur the name and my LLC and the address, uh, but as you can see from here, this is our purchase agreement. First part is just, okay, who are the parties, seller and buyer, and then you put the address of the property and then the description of the property, which is as-is condition. And then this part right here just means that anything that is attached to the property stays with the property. And then we put the purchase price here, uh, how much it is that they're going to actually net. And then the terms, of course, all the fees are paid by us as the buyer. Transfer taxes to be paid by us, the buyer. That's not like the county taxes. Sometimes like title companies charge a small transfer fee. Uh, and then here, Section 3 just says that the owner, the seller, is responsible for the taxes. If there's any sewer or trash liens, any sort of, sort of like a mortgage lien or anything, they're responsible for that. But anything else, we, we pay for. And then we put the close of escrow. And then for the seller to disclose any conditions that may affect the property value. And then we have an inspection contingency, uh, that we have until the close of escrow to complete all buyer inspections for the property, approval disclosures, and any applicable information. Uh, this is just for us if we are marketing the property, that we have access to the property until the closing. So we do a novation, that we get the inspectors there and all of that. Um, you know, 7, who the title— the escrow is going to be with, the title company. 8, earnest money non-refundable to the buyer unless title is non-conveyable or the seller defaults in closing. So pretty much that we, you know, we're putting this in the contract to close. 9, this is what allows us to do the novation. I guess you can read through this. 10, the property must be delivered vacant. Now sometimes we are going to negotiate with the sellers like, hey, if you're going to pay for us to clean, that's okay. We're just going to count for it on the offer that we give them. 11, that the seller knows that we are purchasing the property to make a profit and that we're not forcing them to get into contract with us or anything like that. So I go over all of this with the seller in person or over the phone. 12, that we have the right to list the property if we want to do marketing. On this one, I think we did. Then 13, that the seller's not going to pay any realtor commissions. And then 14, that they authorize us to discuss anything with their mortgage in order for us to get the payoff and then additional terms, you know, kind of she wanted to take the shed in the back and then that we're going to help them with the remaining items. And then, you know, it's their signature, my signature. And then this one is what allows us to sign the listing documents and offers when it comes to the MLS. So this was an innovation. And then here that we have the attorney-in-fact, not over them or the property, is only on the listing for us to get them the amount that we agreed on. And then, yep, pretty much like if I die, this attorney in fact disappears. But this is what allows us to be able to market the property. So I mean, there you have it, guys. Very, very simple. As long as you're really good with the marketing or you're intentional and you're calling out those pain points, the people who submit their information, they're going to be very hot and motivated. So all you need to do Talk to them like a real human, try to solve their problem. And then another thing that I was going to add is before I get into the appointment, I'll run some numbers into what I think the property can sell for. And then when it comes to comping, you want to keep in mind anything that's sold within that neighborhood or as close as possible, and you want to run the same specs, right? So if the property was like a 4/2, you want to run numbers on 4/2s, right? What did they sell for? How long were they listed for? There's— if there's anything active, What is the condition like? Are they— is it like super remodeled? How long has it been listed for? And then if it's active, we just want to get an idea of how much it's listed for on those price per square foot. But what we are going to go based on is going to be on what stuff nearby actually sold for on the square footage divided by these— the living square footage, right? So this property was like a 1,200-square-foot home. The max we're going to comp to another property that's maybe $1,300, $1,400, but they have to have the same specs. So on this one, we made $15,000. I put the screenshot of the assignment, and then I actually sold it to one of my cash buyers. I had another offer that was listed— I'm sorry, that was higher, but this one offered cash. So we still kind of— we're trying to see what our best option is until closing. So I mean, there you have it. Alright guys, don't hate me, but I totally forgot to record that appointment with the seller. So we actually made the appointment, I went over to their house, and I kind of want to give you the breakdown of how it all went, right?

So I know that a lot of you guys are trying to do virtual wholesaling, and that's okay, but the reason why I prefer— let me see if I can make this focus.

Oh, cool.

So the reason why I prefer to do in-person appointment is because your closing percentage is probably gonna increase like 10 to 20%. Now, the way that I do my in-person appointment is whenever, okay, so first we're doing the initial call, kind of how you heard in the last clip. So we're just trying to fact check and everything, right?

Kind of build that connection.

Now they know exactly who you are. So the first thing that I do when I get to their house, you know, kind of go in there like, hey, Mr. Seller, you know, Fidel, so nice to meet you. And then I tell them like, "Hey, is it okay if I let you know a little bit of how this usually goes every time we come and meet a seller?" And they're gonna be like, "Oh yeah, sure. Okay." So of course we'll go into the property, we'll talk about what your goals are with the property, what you've been doing and what your future state is going to look like. What selling the property is gonna help you accomplish, all those things. And then talk about all the important things that are going on right now. And then we'll talk about the condition of the property. And then what I'm going to do is I'm going to take some photos of the property. You can walk me around, but then I'm going to go in the truck and talk to the partners, you know, more or less about the condition and what you're trying to achieve. Then after I'm in the truck, I'm going to come back here and let you know what the property qualifies for. Can I tell you more or less what my main fear is whenever I talk to homeowners? And they're like, yeah, okay. So my fear is like whenever I get to the price and let's say it qualifies for something that you're not going to like they tell me that they want to think about it or they're afraid that they're going to hurt my feelings. Can you make me a promise that whenever we get to the price, if there's something that you don't like, can you just please let me know? I promise you that you're not going to hurt my feelings. Is that okay?

Yes.

So what that's going to do is going to lower their guard so that by the time that you get into the living room, you're talking to them, basically they trust you more. Now, when it comes to going through the actual appointment, You've seen my other videos of how we go our sales process, but 70% of the actual appointment is going to be all about them. We're not even going to talk about the house that much. It's all about them. What have they done in the past? What are they doing? Why are they thinking about selling now? How has that affected them or impact their life, whether it's like physically, mentally, spiritually, how they spend their time? We're trying to find out as much information as we can and we're trying to differentiate ourselves from the other wholesalers who are just trying to call them and give them a lowball offer. What we're trying to do is to finally get the deal and make sure that we make a deal happen. So you know how this one went. We started talking about why she wanted to sell, why he wanted to sell, and then basically their spouse died, so that's why they're selling. And then we just talked about like what happened if she didn't sell or if she didn't get the number that, you know, she wanted, why she wants to move to another property. So they have family members that they want to move close, you know, close by. And then something that I do is like I'm super transparent when it comes to whenever we're talking about kind of like the price. I asked them like, hey, how did you come up to that number? And then educate them, educate them exactly how we go about running comps and how stuff sells on the market and the commissions and fees that they have to pay, right? And I let them know, like, we're going to make a profit and how much we're looking to make just due to the repairs. And I feel like that lowers their guard even more, so they trust you even more. And then you're putting kind of like all your cards on the table. And as long as you focus on those pain points and what selling the property is going to help them accomplish and how your offer is going to help them getting there, that is exactly how you're gonna get deals. So a lot of people think that, "Hey, wholesalers are liars," or, "Wholesalers, they don't do things properly." Anything that we do, we let them know exactly what it is that we're doing. So if you're gonna do a cash offer, I have the ability to close on the property, but of course it's gonna be lower 'cause I'm trying to learn from my mistakes on the losses that I had from the flips. So I tell them like, "Hey, if this is the cash offer, I'm gonna purchase it at this price. So even if I purchase it, you know, if I put it for cash, I can wholesale it. But if that doesn't work, I can pitch the renovation. I mean, that's still gonna work because they need to sell. Now they trust me way more than a realtor or like another investor because I actually met with them and I talked about what's important for them to actually do. So if you are doing in-person appointments or you're talking to sellers, you can do the same version of this where you're still very transparent. You let them know exactly how you work, what to expect, expect and how your whole company just basically works. And then whenever you get to the price, of course you can negotiate and, you know, kind of go up on your offer and all that depending if they want to sell fast, you know, without the timeline, stuff like that. But if they want more money, then you can position the innovation. Now we put the property on the contract. I'm going to put a photo here of the property, and we already have a buyer for it. Now how did I get the buyer?

I know that I made a video last week on how we get buyers.

But since I'm mainly in my backyard, like 70% of my deals are here, I have a ton of buyers because I actually buy and sell properties and I know everyone. So I know we're going to find who buys at what price. So that's only going to come with experience and the more that you do it.

So I do have an investor that buys at that price.

So pretty much just put in the contract. I already know what he buys for. And I think we're making like $15K. So by the time this video's out, you know, kind of link the screenshot of the assignment. But I don't want you guys to overthink this. Just know that everything can be systemized and simplified when it comes to doing your marketing and doing your sales process and doing the dispo process. But most of the people don't know what to do because they don't have the context.

But as long as you have the system and you know how to follow it, it's going to be way easier for you to get deals. If you guys are struggling with your wholesaling business, or maybe you are a flipper and you want to learn exactly how to run this within your business when it comes to the marketing, the scaling systems, the sales process that we use in order for you to actually get to your goal and keep more money for the business, then you know what to do. Click on the link in the description down below, book a call with me and the team. We're going to go over how we can help you and the plan, uh, depend— depending on what your monthly revenue goal is, we're going to map it out and exactly what we need to do. And then we can help you crush it and make more money I would love that. And then if not, I mean, keep watching the free content. I know a lot of people watch the free content and they get deals. But with that being said, my job is to help you make more money. So if you're interested, click on the description down below and I look forward to talking to you in the next video.

See you later.