Jesus Gabriel Mendez walks through his system for earning $10-20K in 30-45 days as a virtual wholesale real estate investor. He covers finding deals through cold calling, calculating offers with rehab costs, and selling contracts to investors. The video includes scripts, objection handling, and how to build a DISPO package to market properties.
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In this video, I want to go ahead and show you how you can put $10,000 to $20,000 in your bank account in the next 30 to 45 days. Now keep in mind, I said 30 to 45 days. I didn't say tomorrow, I didn't say overnight, I didn't say easy, I didn't say magically. This is not a magic business, this is not a get-rich-quick scheme, this will not happen overnight. I've been doing this business model for the past 6 years and it has brought me from a random teenager smoking, drinking, doing all the bullshit that teenagers do, to what I would say is a successful entrepreneur that has everything he wants. You know, I have the apartment I want, I have the car I want, I'm able to take care of my family. And with this stuff that I'm about to show you in this video, you'll be able to do the same as long as you actually do it. You know, one thing is watching video after video after video and not doing anything about it, and one thing is taking a sort source of information, putting it to work and seeing if it works for yourself, right? I'm not saying 100% of everybody that's going to watch this video is going to see success, but the majority, if you do it word for word, you will see the result. It might not be $10K, it might be $5K, it might be $7K, it might be $20K, it might be more. But the reality is money like this is very achievable no matter how old you are, no matter how tech savvy you are. But as long as you're willing to put in the consistent efforts this will be in your bank account next month to month and a half, as long as you do what I tell you to do. Let's get right into the video. This is who I used to be. I used to be a stupid teenager selling weed, doing all sorts of bad stuff. I was born in Dallas. With my first deal, I went about a Charger, so that kind of explains who I was at the time. But people change, and I knew with this bank account that I have, which this is just a screenshot, but you can just assume that that was mine, I was fucking broke. And I was tired of being broke. I was tired of seeing my parents work so fucking hard for me to low-key throw away my life. You know, I was doing all the things that parents don't want you to do. I didn't want to go to school, I wasn't paying attention, I was never showing up on time. I wasn't having a dedicated path that I was following to be successful. I was saying I wanted to be successful, I was saying I wanted to do all these things and have all these things, but my actions weren't aligned with it. And there just came a point where I just decided, hey, I'm tired of everything that I'm doing, the results that I'm having, and I need to make a change, and I'm gonna do it now. And obviously following up 6 years later, this is kind of what my life looks like in a snapshot. You know, I have a McLaren now at the age of 20 years old, which is still sometimes surreal to me that this is my daily driver. I have the apartment that I want. I have all the luxuries. I have the network of friends, which in this picture, this is in Miami. We both look like fucking Cuban drug dealers that just hit the meanest lick. But no, we started traveling now all because of my friends, my network of friends. We all push each other to be more successful. We all motivate each other. And that's just honestly what I wanted when I was first starting off. I wanted the car, I wanted all the amenities, I wanted the luxuries. And one thing that I didn't add in this picture because I like my privacy of my family and my loved ones is I'm able to take care of them now. You know, I'm able to put them in a position where they don't have to work, where all their expenses are taken care of, and all they worried about is just really what they want their life to look like. You know, if they want to start a business, if they want to run their own business, if they want to work for me, if whatever they want to do, they have that freedom now. And over everything is that they can say they're proud of me because I decided to do something that they weren't in agreeance with at the beginning. Obviously, no parent wants you to not go to college, especially as immigrant parents that I have. They came to this country as immigrants to chase the opportunity, and for me to throw it away as being as someone that was born here as a citizen obviously threw them off. Obviously they weren't the most supportive at times, but we made it, you know, and now they're proud of me and I'm proud of them for supporting me. And now we, we're here now, right? So 6 years later, this is what my life looks like. And this is just to show you that I'm not special, you know. I was down this path where I was going to either end up in jail or end up dead, and now I would say I'm pretty far from that and I'm on a very good path and You know, we're starting to build generational wealth now, which is the most important part. Here's some of the things that honestly helped me, some pivotal points in my life where it was— this is what pushed me. Obviously, number one is hiring a mentor, using money that I worked hard for to pay for somebody else and their knowledge and their attention and their energy to guide me in the right direction. Now, this isn't to sit here and tell you, oh, go buy any mentor's course or go pay anybody for the information. Be mindful of it. Obviously do your research, understand that they know what they're talking about and they're doing the business model that they're teaching before you invest any money. And know what you're looking for when you're spending the money, right? Because sometimes you might just be lost on what to do, and then paying somebody, they're gonna guide you in whatever direction you're paying them for. So be mindful about that. I know I wanted to be in real estate as early on. I knew I couldn't get a license, so wholesale was the way that I chose. And I hired a mentor for that, and that helped me push further in the direction that I wanted to be in. Another thing is I didn't quit. You know, a lot of times, so many times, so many times I can't even count, I wanted to quit. This shit is not easy. This shit will not happen overnight. This shit will not be given to you. You know, nobody came and reached my hand and gave me the success that I have now. It was all trial and fucking error. You know, even though I hired mentors, you know, they didn't have 100% of the answers. I had to go and find some myself or pay other people for the information. But just know that as long as you don't quit and you're making progress every single day and you're bettering yourself as a man, you will see success. Sometimes it might take a little bit longer. Sometimes it might just come up sooner than you think. But don't fucking quit. I worked when I didn't want to, you know, that was one thing that I was always used to being mediocre. I, whenever I didn't want to do something, I would quit. I would sleep in. I would stop doing something. I would stop asking for help. I would just be a loser. I would be mediocre. And that's what you don't want, because if you put in mediocre actions into the world, that is what you're going to get back. You know, the universe is very rewarding for people that actually want to see a result and actually want to change their life. So make sure you're not mediocre and do the work, especially when you don't feel like doing it. And another thing is being grateful for but never satisfied. Be grateful for everything you have. Be grateful for the opportunity that you have today to sit here, watch this video, to sit here and watch, hear this video, opportunity to click on this video. You know, we're all very, very blessed and highly favored, and don't ever forget that. I don't care if you're religious, I don't care if you believe in the universe, I don't care if you're atheist. Be grateful for what you have, and you will receive many, many more blessings. So now that we got that out of the way and you kind of know who I am a little bit more. Let's go ahead and just get right into it. So the business model that I do is wholesale real estate, and I do it virtually. Unlike a lot of people, a lot of people recommend you to do it from your own backyard. I don't do it because I'm in a metro city. I'm in Dallas, Texas, where there's many, many, many other people trying to do the same business model, and it's competition I just would rather avoid. Now let me give you a small explanation on kind of what the business model is, right? We are providing value to a homeowner, aka the seller with the nice eyelashes, and providing value to the investor. This happy guy with the wad of cash has a property that they're willing to let go for $100,000. This is the condition of the property. Obviously, it's not in condition for it to go on the market and have a nice happy family, working-class family go live in there, right? It's all fucked up. So that means we need an investor to come buy the property, fix it up, and then now a family can live in it. But somebody has to mediate that transaction, and that's us, the wholesaler, right? So the seller's willing to sell this property for $100,000, the investor's willing to pay $120,000. I go ahead and connect the seller to the investor and make my $20,000 cut. Number 1, let's go into the market. Obviously, I want you to be in a good market. The better the market, the easier it is for you to get deals. As you can see, this is a map of the United States. I want you to be in one of these blue markets. Why? Because it's easier somebody in a red, red, red, yellow is a higher price point of a property. Somebody that owns a property over half a million dollars is not going to put themselves in a position where they need to sell their property, right? Somebody that has a property in evaluation of $100,000, $200,000 is more likely to fall into financial issues or be in a situation where they are motivated to sell. Right down here are the markets that I'm going to wish— not wish, but I'm going to tell you to avoid. Illinois, Oklahoma, Nebraska, Kansas, Michigan, South Carolina, Arizona, California. Now, can you close deals in these markets? Yes, you can. Is there heavier regulation? Yes. Is there more competition? Yes. Is it harder for you to get a deal as a beginner or as a veteran wholesaler? Yes. That's why I'm telling you to avoid these. Please listen to my advice. Now that we know what market we're going to go into, I want you to start with data. Data is the actual addresses, the actual ownership information. Here is where we're going to get it from. So data, I like to use PropStream. It's worked for years. If it ain't broke, don't fix it until I come out with my own software that's better. But in the meantime, PropStream works. ListSource is also a good software that I would recommend. It is good data. Now for your first list that I want you to pull, I want you to have these filters in mind: high equity, individual mixed trust ownership, non-owner occupied, 5 years of ownership at least, 1950 to 2005 build of the property, 1 bed, 1 bath, non-HOA and non-MLS, AKA it's not listed on the market with a real estate agent or for sale by owner. So for marketing, I will do cold calling. That is the cheapest way to get deals under contract. It has worked for years and it will never stop working. Trust me on that. For marketing, we will be doing cold calling. We'll be using a dialer to call multiple people at once. I don't want you sitting there with your phone, listening to voicemails, listening to the phone ring. We don't want to waste our time. It's 2025. We want to get deals fast. You can use Batch Dialer, ReadyMode, or Mojo Dialer. All work great. I personally like Batch Dialer the best, but that's just personal opinion. For what we will be tracking when we are making calls, we are going to be tracking our KPIs, as in contacts, leads, offers and contracts. This right here, which you can take a screenshot of, will be the snapshot of what you need to get started making calls. Now, what will you say when you're on the phone matters a lot. You don't want to look like this guy when you're on the phone. This guy seems lost. This guy seems mad. This guy doesn't even want to be on the phone. We want to be on the phone. In your introduction of the phone call, I want you to go ahead and get this done in the first 8 seconds of the phone call. Who are you and why you're calling? Sounds something like this. Hey Joe? Hey Joe, this is Jay. I was giving you a call about Market Street, just wanted to see if it was ever for sale. Right? Automatically, I know who he is, he knows who I am, he knows why I'm calling, and he knows I'm knowledgeable about what I'm calling about. I'm not just calling asking him a question, hey, do you own Market Street? I know he does. So I don't need to ask that question. Once you get the intro out of the way, the call will go two ways. Either they will say, they will say no or they will say yes. When they say no, I want you to go ahead and ask for a referral and stay credible. Say something like this: Hey Joe, no worries. The reason I'm calling is because I want to buy more properties in the area in the coming month. Would you know anybody else that's interested in selling their property? Now either they will say, hey, I actually do have another property I'm interested in selling, or hey, I know my cousin is looking to sell their property, or hey, my sister's looking to sell, or they will just tell you to fuck off, and that's completely fine. Now let's see what will happen if they say yes. Now we want to go ahead and transition directly onto the why and how. Why are they interested in selling? Get into the motivation on why they're entertaining the phone call, why they want an offer, why they're looking to get rid of their asset, right? A lot of people when they start these conversations, they go directly into the property. That makes you seem like a salesman. You do not want to sound like a salesman. You want to sound like you're on their side. You want to help them out in their situation. Especially if they're very, very motivated. And you want to understand where they're coming from and how you can help them and what is the goal that they're trying to reach. Every single question that you will be asking will either qualify them or disqualify them. Do not be scared to ask questions where they will say no, where they will say, I'd rather keep the property, where they will say, I'd rather work with an agent, because that helps you not have them in your CRM as a lead when they're not going to be a lead. Now, throughout the conversation, I want you to build rapport. I want you to be known because I don't want that phone call to end And then when you do try to call them back, they only know you as the guy that's interested in their property, not the guy that they actually know by name. When you're asking these questions about their motivation and their situation, I want you to add personal touches to it. I want you to add humor. I want you to add jokes. I want you to actually have a conversation where it's somewhat meaningful, right? If you're asking directly about the property's condition, it's not meaningful because all they're talking about is the property. You want to talk about their situation, while at the same time you want to stay credible. Once we establish credibility and we understand that they are motivated and ready to sell, then we can start talking about the property. What is the property's condition? What are the details? What hasn't been fixed? What has been fixed? What is the 1 to 10 scale on the property's condition? Once you have that out of the way, you want to go ahead and ask what is the timeline in which they want to close on? How fast do they want to close? How slow do they want to close? What is their situation involved? Do they have tenants? Do they not have tenants? All this information matters on that first conversation because if you don't have that information, running the numbers and making an offer is going to be way, way harder. And having a good understanding on their situation is key to making money in this business. Stop worrying about the condition of the property, start worrying about the condition of the seller. Once we have all that information out of the way, we know everything about the condition of the property, we know everything about their situation, we know how much they want to get for the property, or at least an an idea of what they're looking to walk away with, we want to go ahead and set that follow-up call. We want to let them know, hey, I will be calling you from my personal number. Let me go ahead and send you a text with my name and my company name and my email, and let's go ahead and set up a call. I have time from this time to this time, or this time to this time. What time works for you? Now that they know what phone number we're calling from, what we're going to be going through on that second call, and what time it's going to happen, they have a higher chance of them picking up and following through with the sale of the property. Now that you have an idea on what to say on the phone, let me go ahead and give you a rundown of what not to say. And this is not just from the top of my head. This is actual feedback that I came up with while on a group call with my students, which I have every Wednesday and Saturday where we go over calls and answer Q&A questions. Take a screenshot. These are things to avoid when you're on the phone. Now that you had a motivated seller on the phone, you got all the information needed. Now it's time to run numbers and come up with an offer. Here's going to be a table that you're going to use to calculate rehab. And these are the numbers that you will be using according to the price point to come up with your MAO. Your maximum allowable offer. Take a screenshot of this. You're welcome. Now, once you give that offer, once they tell you, hey, I'm ready to go, they understand the process and they're ready to sign off on the agreement, I want you to put your purchase sale agreement into DocuSign. You can use a 30-day free trial. You send it over to their email. You only send it over when they let you know if it's been sent or not. So what you're going to do is you're going to have them on the phone. Hey, Mr. Seller, do you have your email open? Yes, I do. Perfect. I should have sent already. Can you check your email? You didn't send it at all. You're just checking that they actually have their email open. They say, hey, nothing's came through. Perfect. Let me double-check and send it again. Once it's sent, you keep them on the phone. You let them know, hey, it's company policy. If you have any questions over the agreement, I'm happy to answer them while we're on the phone. Handle any objections that they bring up and get that contract signed. Once you have that agreement signed, the moving steps forward are Google what is the title company in that state, and you're going to ask these questions: Do you guys work with assignment of contracts? Do you guys work with blind HUDs? What is the title officer's email? I'll send over the purchase sale agreement shortly. Now, one thing is, let's say you're getting a contract signed at 7 PM, all title companies are closed. What you can do is put on the original purchase sale agreement TBD on the title company line, to be determined. Any title company will take it when it says to be determined, but if it has some other title companies name on the purchase sale agreement, they're not going to take it. So put TBD if you don't have one confirmed already. Once you have the property under contract, you will need to start building a DISPO package to go ahead and start marketing for buyers, right? So I want you to have the pictures in there. So you can get the pictures either from the real estate— from— you can get the pictures either from a real estate agent, you can get it from the seller, from the tenant, you can get them from the investor. Have an investor go and walk the property and take pictures for you, put them in a Google Drive link or a Dropbox link, and and have that in the DISPO package. I want you to add all the comparables of the properties that sold in the area before, and they're comparable to your property and where you got your numbers from. Then I want you to have the property details, obviously the bed-bath count, the square footage. I want you to have the rehab. What do you think is going to be needing to be fixed on the property? I want you to have the profit for the investor, how much they're calculated to make. I want you to have your contact information for them to text you or call you. I want you to have the title company's that you're going to be using to close. I want you to have that on there, the closing timeline, and what is the access to the property. Is the property tenant occupied? Is the property on a lockbox? Do you need to have special showings? Do you need to have multiple showings at once? I want you to have all that all in the DISPO package so they know it's clear. Now, once you build a DISPO package, you obviously need to market to investors. Here's how you're going to find the investors. You can use Facebook, you can use Facebook Marketplace, you can use the the Facebook Casper strategy that I have in my other videos. You can use a Craigslist post, you can use Zillow Realtors, you can do Realtors, Realtor.com Realtors, you can just call Realtors, ask them, doesn't they see if anybody in the network is looking to buy more investment projects. You can pull a list of recently bought properties for cash through PropStream. You can pull a list of investors through Investorbase. And all these will give you investors' phone numbers and contact information. And if they don't, you can just use True People Search and do it for free, or you can just pull a list from PropStream and have that list be skip traced through a skip tracing provider, and then just call that list through your dialer, which I've done sometimes. Here are the dos and don'ts on how to speak with investors. Talk on the phone. Do not talk to them through Messenger. Do not talk to them through text. Try to get everybody on the phone and get a deeper understanding of where they're coming from and vet them. What are their investment goals? What properties have they worked in the past? What properties are they planning on working in the future? What type of financing are they using? How quickly can they close? What is normally the projects that they normally do, right? We want to have all this information before sending out our address that we worked so hard to get under contract for. So you want to vet them on the past deals and future ones. You want to go ahead and get them to walk the property before even submitting an offer or trying to negotiate. Do not negotiate with any buyers if they haven't walked the property. You want to proactively negotiate with them. Don't be a dickhead, but also protect your profits. And you want to have at least a $3,000 to $5,000 earnest money deposit when they sign that assignment agreement and have that sent over to the title company. Here are the don'ts. No option periods for buyers. They don't need an option period. The only person that needs an option period is a wholesaler. Next, no, they can't market it out themselves. You are the only person in marketing it. Do not let somebody else market it for you because then that gives it a bad look to all the investors in that area. No, you will not sub to the deal. Nope. They don't need the information about the seller. They're not the wholesaler. They're only interested in the numbers for the property, right? They don't need to know how much you have it for. They don't need to know how much you got under contract for. That doesn't matter. As long as the numbers make sense for them, that's all that matters. Don't let them put their fingers in your mouth. I don't want that. Nobody buys sight unseen. Have everybody that's interested in making an offer walk the property, please. No, you will not take less EMD. The EMD is there for a reason. You want skin in the game. You don't want anybody signing an assignment agreement and the day of closing comes and they don't show up. They ghost you. That's a waste of time. That's a bad relationship. No good. If they aren't willing to show you past deals, they will not get your property. So if somebody hasn't worked on deals before and they're trying to act like they're this big investor, cut them off. They're not a real investor. Here are the dos and don'ts. And now I hope that helped. I really do, because that's, that's a lot of information. Low-key A through Z, you don't need much else. But I know that was a lot of information. If you do want to get a mentor, I can help you, right? I don't do it for free. I don't do it for fun. I actually care about you guys. I have weekly group calls. I have one-on-one calls with all my students. I actually care about their results. I got David. He's a, he's a guy that joined a couple months ago. He actually got into the— crazy story— he got into the program, he closed his first deal in like, I think, a month, and then he was like, yo bro, I'm thinking of buying this other course for free, free brand scaling or some, some other business model. I was like, bro, what are you talking about? You went from 0 to 100, you became profitable in the business, now you want to start something new? Remember guys, if you are gonna do one thing, only do one thing. So I told David, I was like, bro, chill the fuck out. Do this, trust me, this, this, this, this, this. And now he's about to close on his second deal for $20,000. He owes over $35,000 in profit already, which is crazy. Dave is a cool guy. He's definitely a cool guy. I'm gonna make a video about him. But yeah, I got multiple guys in here just like him that watch my YouTube videos and decided, hey, I can do it myself, but I'd rather just have somebody right there with me holding my hand because obviously I have more experience than a lot of you guys. So if that's something you're interested in, the link down below will be there. You can book a call with my team And if it makes sense for the both of us, I want to see you inside. I want to see you succeed. If you're not looking for a mentor, you got all the information in here. I got plenty of YouTube videos showing you a lot of good information, a lot of how-to step-by-step shit that can help you make more money in your wholesale business. Happy 2025. I wish you guys the best, and I'll see y'all in the next video.
