Here’s How I’d Close My First Wholesale Deal in 2025

How's it going, boys and girls? Welcome to the YouTube channel. If you haven't seen my videos before, my name is Jay Mendez. I've been wholesaling real estate for almost 7 years virtually. I've been doing it for almost 3 years, and I've been pretty successful at it at the age of 20 years old. I'm going to be 21 in 7 days, so make sure you wish me a happy birthday. But this video will be about how I would be successful again if I was starting all over today in 2025 with the experience that I currently have. Now, we're gonna go into a couple topics. I do want you to stick till the end of the video because all of this will be actionable information that will help you be successful. Now, I'm not just another one of these guys on the internet that will show you their watch, that will show you their car, that will show you them on a fucking jet ski on a Wednesday afternoon saying, oh, you should, you have a 9 to 5, I don't, boo boo boo. No, I actually wanna give advice because those are the people that helped me in the beginning of my journey. On the social medias, right? I don't want to be that person that just flexes on you but doesn't show you how to get there, right? We got that out of the way. You know who I am. Let's get right into it. Number 1: stop jumping from business to business to business. You might have your mindset on wholesale, you might have seen my videos before, or you might have seen a million other videos about business models. If you're not focused on one thing at a time, if you're not willing to go all in— maybe you have a job currently, Maybe you have some other responsibility. Maybe you have kids, maybe you have something else. If you don't have your mind dead set on a specific business model, you will always fail and you will always be behind versus somebody else that's doing this as a full thing, right? Somebody like me that's doing this as a 24/7 occupation will do laps around somebody else that's treating this as like a side hustle, right? And that was one of the things that held my success back in the beginning because I was treating this as a side hustle. I was treating this as a passion project. I was treating this as something that, hey, maybe it might work out. But I'm gonna do it, I'm gonna put some effort in, but everything's gonna be half-assed. I'm not gonna give it 100% 'cause I mean, I don't know if it's gonna work out. Right? So that goes into a lot of different topics that I can rant about, but the main thing is give it 100% from the beginning. Now, you might have never given something 100%. Maybe you gave 100% in sports, maybe you gave 100% to your parents, maybe you give 100% to relationships. Give 100% to a business model and you will be successful. Now, don't put a time frame on it. I can't say, oh, from this video you're going to close your next wholesale deal in the next 5 days. Like, that's just being super fucking unrealistic right now. Do I know that I can help somebody get to a certain goal in a certain time frame? Of course, right? But this video is to make sure you have the right habits, make sure you have the right mindset, make sure you're taking the right steps so you don't waste time like I did over my experience because I've had so many wins. So many losses, so many headaches, so many fucking loads of bullshit that I wish somebody told me in a video. Hey, do this, do this, do this, avoid this, avoid this, avoid this. Now granted, you might be thinking, oh, he's 20 years old, he said he started at 14, he's been doing it for 6 years. I guess it kind of makes sense, but like, ah, I just, I don't know about that. That's what I'm saying, right? At 14, you're not sitting there, oh, I gotta pay bills. Oh, I gotta pay my phone bill. Oh, I gotta pay my car bill. Oh, I gotta pay insurance. Oh, I gotta buy fucking toilet paper. All these things, you don't have these worries. So I didn't have that pressure on my shoulders at that specific time of I need to go 100%. I only had the pressure of I wanted new shoes. I only had the pressure of I wanted a watch. I only had the pressure of I want a nicer car, right? All these things that nobody really needs at 14 years old, but that was one of the things that kept me from taking it so seriously. I was fucking high all the time. I had the terrible friend group. I didn't have the right focus. I didn't have the right habits. And I didn't have any sort of discipline in the beginning. And that's why it took me 7 fucking months to close my first wholesale deal. Granted, I made $30,000. Amazing. That's the power of this fucking business model. Now you can close one deal, get one yes from a seller, get one yes from a buyer, make sure everything is good, and boom, you get somebody's yearly fucking salary. Insane. My ego went through the fucking door. But then I got humbled very, very quickly because my expenses went way higher than what I was actually making. And well, God or whatever you believe in, the universe will fucking humble you if your ego gets too high. But back to the point, discipline. You, your business will be a reflection of who you are as a person and your habits. Your business, especially in the beginning, is 150% to 250% relying completely on your habits and completely who you are as a person, right? In the beginning, I already told you, I wasn't disciplined. I wasn't doing anything consistently. I wasn't treating this as something that I really needed to work out. Therefore, the results were it took me 7 months to get my first deal. Granted, I did get other deals under contract. Granted, I did talk to a lot of people. I had a lot of conversations. I was trying it with no coach from the beginning, but I would have gotten results way sooner if I had actually taken this seriously. And a lot of you guys, I don't know where you are in your life, but If you are sitting here living a life, watching this video, which I appreciate you are, and you're not happy with your reality— and I don't mean happy in a way of, oh, you wake up every day, you're smiling, like, that's just unrealistic— but you're somewhat accepting of the reality that you're in, and then you actually worked hard for it and you enjoy it in a way where it's like, okay, I worked hard for this, I'm proud of who I'm becoming. If that's not your reality right now, then clearly over the past 3 years something has not been going right. Something has not— your actions have not led up to you being at a point where you're actually satisfied or somewhat happy with the progress that you're making, either in your financial life, either in your personal life, either in your self-development life. Whatever it is, it is very, very important that you build good habits, and you do that by doing the hard fucking shit, right? Doing the things that nobody else wants to do. Right now it's 9 in the morning. I already went to the gym. I already listened to an audiobook that I've been listening over the past 2 weeks. I already talked to my parents. I checked in on them. I already checked in with my team. I hopped on calls with one of the students already. I did all these things. I got all these wins before the majority of people even woke up. Now granted, it's been years in the making. It's been years of trying the hard shit and trying to build these consistent habits. And building this foundation that has me today making the certain amount of money that I am and being able to speak to a camera this confidently because I have conviction. The next thing, don't chase a financial amount in the beginning. Nobody cares if you close a $10K deal or $7K deal. Granted, we all want the extra $3K, right? We all always want to make more money. The more money you make, the more we want to fucking have, right? It's never enough. Chase conviction. In the beginning, you have to chase conviction. Chase the understanding that you are capable of closing your first deal. If you don't fully believe 150%, 200% because you haven't closed your first deal, just chase conviction. Chase the fact that you've closed the deal. It doesn't matter if it's $3K, it doesn't matter if it's $4K, you made it fucking happen. And that's all you need to get through the door and then focus on the strategies. Then focus on the actual step-by-step on how to optimize your business, right? How to optimize yourself and everything else. But the main thing is just focus on conviction. Me, I was just bullshitting. That's the problem. A lot of you guys are just bullshitting. You're not taking this seriously. You're not taking this as an opportunity of a fucking lifetime. That's another thing, right? All this kind of goes hand in hand, which is literally why I'm so fucking successful today versus why I wasn't back then. You guys are sounding on the phone like you're getting paid hourly. You aren't getting paid hourly. You don't have a salary. You don't have health insurance. You don't have paid days off. You don't have weekends. You don't have holidays. You don't have any of these things that will secure your future. That's just the reality of entrepreneurship. And if you're, you're a new, you're a new entrepreneur like a lot of the people that are coming into my group, I'll listen to these calls sometimes. I'll be like, bro, You literally sound like a robot. You sound monotone. You don't sound like you're there. Your energy is not there. Your tonality is not there. You have to understand every single call that you get on is an opportunity for you to get paid. Every time you get on a call with somebody that's remotely interested in selling their property for a discount, they're going through a situation where they actually need help and you can provide value, they have your money in your fucking pocket. If you come at it with that mindset— now I don't mean it in a way where you're just fucking money hungry, you're just doing this, you're just doing that, you're doing all the things for the wrong reasons. I'm just saying for some people this is just what they need to hear to actually take these calls seriously, right? Uh, hey, uh, my name is Garrett and I was calling because I'm an investor and I want to go ahead and, um, see if you want a cash offer. Who the fuck is going to take you seriously? Listen back to your calls and think to yourself, would I sell this guy my house over the phone, right? That is the impact that we have when we ask the right questions, right? When we make sure we pitch our business model, we pitch our solvent to these people's problem. That's what we're doing. Somebody's selling their asset that they worked 15 years for, and they just happen to be in a situation where they need to sell it to someone like you., right? Somebody in a completely different state. You need to take this seriously. You need to realize that you only eat what you fucking catch. If you're just sitting there bullshitting through calls, maybe it's 5 hours in, go take a fucking break, right? Realize this is the moment. If you don't realize that you have to capture these moments while you're on the phone, you have to give it 100%, you have to be energetic, you have to have the charisma Now, nobody's born with charisma. No baby's out here just rizzin' shorties at the club, right? Everything is over time, built over time. If you don't sound good on the phone right now, amazing. You have somewhere to start from. You have a baseline. You have mistakes to correct. Do it more, more, more, more, more, more. That's the next part. That's the next thing I'm going to talk about. More action doesn't necessarily lead to more results, but it leads to more growth. The main thing in the beginning, we want conviction, we want consistency, and we want more numbers on the fucking board. At the end of the day, wholesale is a numbers game. If you talk to 1,000 sellers and you are getting better every single phone call, you're getting better at pitching, you're solving someone's problem, you're getting better at asking the right questions, you're getting better at running the numbers the right way, you're getting better at building rapport, you will close the deal. It's not about will it happen, it's about when it'll happen depending on how fast you progress, right? I'm not sitting here saying this is a fucking get rich quick scheme. This isn't no fucking upside down fucking success funnel, no fucking nothing. It's not a get rich quick scheme. This shit will not happen overnight. It will happen when you become the person that closes wholesale deals, right? And the next thing, you have to believe that you're that person already. You have to come in with the confidence and the audacity to tell somebody that you're a real estate investor and have the confidence in your personal self to say, hey, I'm going to do whatever the fuck it takes to close this deal. I'm going to talk to as many buyers as possible and pitch this property that I have under contract to make sure I fulfill on my duties. Because a lot of you guys, not only are you not taking this seriously because you haven't made money yet, because you don't have the conviction, because you don't believe in yourself, but because you're not understanding the impact that you're having on somebody. You're telling somebody that you're going to buy their property for cash, you're going to help them solve this problem, and then you're bullshitting on the dispo side. The whole point of you actually fulfilling on your service, you actually fulfilling on the contract, you fulfilling on your word as a man or a woman if you're watching this video, what are you doing? I'll talk to people all the time. Yo, bro, I got my first deal under contract. It's been 2 weeks and I still don't know what to do. Figure it out, right? If you don't have a coach that answers you one-on-one, that is able to hop on calls with you, that has group calls, that has recordings like I do in my community, then you have to go and figure it out yourself. Talk to ChatGPT for all I fucking care, right? Figure this shit out. Urgency is the next thing. You need to have urgency. You need to have the urgency that you want the result tonight, not tomorrow, not the next week, not the next month. Tonight. But you have the patience and you realize that, hey, this is a numbers game. I have to hit a certain amount of numbers and I'm okay with the result coming 6 months from now. I'm okay with the result coming a year from now. Granted, we're in the world where there's so much information out there, there's so many coaches, then there's people like me giving you the game, but everybody's on their own journey, right? For me, when in the beginning I was looking at other people, oh, I closed my first wholesale deal in a month, I closed my first wholesale deal in 2 months, Well, I'm 5 months in, no wholesale deals, down $3,000, and had 1,000 calls already. But because I wasn't the person that closed wholesale deals at the time, I didn't close my first wholesale deal, right? So that's all the mindset-wise of things. Sales— this is a sales and marketing business. If your marketing isn't dialed, if your sales techniques, if your sales skill set isn't dialed, you're not going to close deals, right? Granted, everybody can follow a script. Everybody can read something word for word. Everybody can copy a fucking ARV calculation and how to run numbers. But if you don't have sales in your skill set, in your magazine for your gun to shoot ammo, you're not going to close consistent deals, right? You're not going to close big deals. You're going to get stuck closing $3,000, $4,000, $5,000 deals. Because sales, building rapport, asking the right questions, understanding pain points, understanding the transformation of somebody that wants to sell their house and has this deep desire to live a different life outside of that property being on their shoulders, outside of that property causing a headache to their life— you're not going to close these $20K deals, $30K deals. You're not going to lock up deals. Maybe you locked it up too high. It happens all the time. And then have a buyer give you an offer, and then you can't go for a reduction because the seller doesn't even know your fucking name, right? You don't have the rapport with them. You don't have the friendship. They don't know you by name, right? You didn't share anything personal. Now granted, not every single seller is going to be open and telling you about their whole life story and then start yapping about everything that's wrong with the property. Some are going to be harder, right? The just simple understanding of outbound marketing— if you're doing calls, if you're sending out texts, if you're sending out postcards all these things that are outbound marketing, you're showing up to people's faces unnaturally, right? They're going to be harder to crack. It just is what it is, right? The same way that, hey, if you're at a— I don't know, I don't know if I should give that example. Actually, that's a little inappropriate, but you get what I mean, right? Inbound marketing is going to be way easier. We all know this, but it is going to be more expensive, right? You're going to be spending $1,000 $500 on a lead, and then if you don't have your sales checked in, if you don't have a good pipeline, if you don't have a good sales process, if you don't have a good nurturing process, you're gonna waste $500 on that lead, and you're not gonna be able to use a certain exit strategy to actually close the deal, right? All these things matter. Everything has to be in alignment, especially as a man. You guys got to lock the fuck in, take your life fucking seriously. And take the action. Take the action. Take the fucking action. Listen to my advice. Pause the video. Wait, wait, wait. Don't leave the video before you like it, you comment, and you subscribe. Obviously, all that. And go do it, right? If I'm telling you, if I'm making a video, I've had multiple videos about cold calling. If you see a line, write that down, put that into your script instantly, right? All these things, you have to take action as soon as possible because that's the only reason you're going to get results. You're not going to get results fucking watching a million videos, right? That doesn't fucking help you. I think you realize yourself that after a certain amount of videos, people start saying the same shit, right? If you watch— I don't even know how many YouTube videos I have. I think I have like 30 or maybe 50. You start to see, okay, I mean, he said this in a couple videos, maybe because that's what it is, right? Stop looking for the secret fucking sauce. There's no secret sauce. There's marketing, there's sales. You have to be good at both, right? Especially in the beginning. If you're already coming in with money, you can hire all this shit out. If you want to close more deals, you got to hit more numbers. You've got to make more offers. You got to optimize your business. Like, this shit is simple, not easy. As you can see on my YouTube channel, if you click on my YouTube channel, the banner says simple, not easy, right? The business is simple. It clearly works. It's worked for thousands of people over the last 50 years. This isn't something new. Right? This isn't something that I made up or all these people making videos about it made up. No, this shit's been working for years. People have gotten fucking rich as fuck off of wholesale, right? People will say, oh yeah, I just started wholesaling, or you should just start wholesaling, get a couple deals and then become an investor. What? So I can wait 6 months to make $20 grand instead of making it in 23 days? Like, bro, this is a golden fucking business model where it's perfect for people that want to get in the real estate industry without a college degree, without a real estate license, without any sales experience. Is it going to be easy? No. Is it going to be simple? And is it very possible for anybody that's willing to take this serious enough and willing to put in the work? Of course, just like anything else. But you guys have to focus. You guys have to lock in your habits. You have to lock in on your marketing. You got to make sure your sales process is dialed and you got to make sure you're all around this person That way your business can reflect it. What's another thing I could talk about? Marcus, get the fuck out of a metro market. I was in Dallas in the beginning. That's another reason why I didn't close my first fucking wholesale deal and why I pitch non-metro markets so much, because it changed my whole business. I've had people come in here that have been in other people's coaching programs for months, didn't make a fucking dollar because they were in fucking Washington. Who the fuck wholesales in Washington, bro? Get the fuck out of that market. Right? Get out of metro markets. If you are a beginner, if you haven't closed more than 50 wholesale deals, you should not be in Dallas, Texas. You should not be in Arizona. You should not be in California, Florida, all these big states and in these metro markets. Why, you might ask? Oh, well, Jay, I mean, Dallas, Texas, a lot of people are moving there. I fucking live here. Of course people are moving here. Of course it's a popping market.. But you have to think in the beginning, you're not dialed in on all these things, right? So you're going to be spending, if you're doing inbound marketing, right, you're going to be spending $500 on the lead. Like I told you, what, 7 minutes ago? And you're going to fucking blow it versus somebody here with all these big companies. You got New Western, you got Equity Cash Offer, you got— fuck, there's so many wholesale companies here in Dallas and it's worse in Arizona. The main thing is you're being the 50th person calling. Right? You don't want to be the 50th person calling. You're putting yourself at a disadvantage by being in a metro market. Did I know this at the time? No! In the beginning, I was like, "Oh, Dallas, Texas, this is amazing. I'm in the perfect backyard. This is going to be great for me." Did it work out? Yeah, because I fucking struggled and I fought against the current of the water. But it's going to be way easier if you get out of your metro market. You stick to these smaller markets where there's less people marketing, there's less wholesalers, Yes, there's less transaction volume, but that means a bigger opportunity for you to lock in your sales and for you to lock in with these people and these buyers that aren't getting hit up by 50 fucking wholesalers with 50 different deals. These people are more willing to work with you, are more willing to build a long-term relationship versus a real estate investor here in Dallas, Texas that gets hit up, like I said, by 50 other wholesalers. They're just doing the numbers game. Next thing, making sure your numbers are dialed. All these things that you already know, but you have to say it again and again and again so you guys can get it through your fucking head. Think like an investor. Who is the one buying your property? It is a real estate investor. Everything else doesn't really matter as long as you get it at a good price. That is how you make your money. You lock up a deal at a good price. Always go for the no. If you're scared to make an offer, that means it's a great offer, as long as, you know, you're just not a I'm talking about you're looking at these numbers and you're like, damn, he said he wanted $90,000 and I can only offer $42,576.50. I don't know what the fuck he's going to say. That is how you should feel before you give any offer to a seller. Why? Because that's how you're going to close these bigger deals. Having a $15,000 average assignment fee, $17,000, $20,000, $25,000. Otherwise, you're going to be stuck closing $3K, $4K, $5K deals. And we don't want to do any of that, right? Making sure we pivot when it's important to pivot. If you see something's not fucking working, pivot. It doesn't mean change your business model. It doesn't mean change fucking to something else or go get a job. It just means, hey, you're in the right place, you're in the right time, you're just doing something the wrong way. Because at the end of the day, we get the most results from 20% of the work that we put in, not 80%., right? Not fixing the softwares, not checking these little numbers, not doing this. We make most of our money when we make that offer to the seller and we get that property under contract, right? That's 20% of the work. That's honestly less than 20% of the work, but that's the thing that makes you the most money. If you're able to lock that in, you can outsource everything else pretty easily. The next thing is a lot of people try to get a VA. People try to just cheat the fucking system. Stop trying to cheat the system. Do the hard shit in the beginning. That way you don't have to do it later on, right? Oh, Jay, I just learned about wholesale yesterday and I think I wanna get a VA. I don't really wanna make calls. What is my advice gonna be to you? Shut the fuck up. What are you doing? Like, bro, you don't know anything about the business model. You don't know how to talk to a seller on the phone. You don't know how to negotiate a deal. You don't know how to have a conversation with a buyer. You don't know how to market a deal the right way. You don't know how to talk to a title company. And you're telling me you're gonna hire an employee from day one? How does that make any fucking sense? In any other business, people will not say that. People will feel dumb for bringing up a statement like that. But in wholesale real estate, oh, bro, I should probably hire a VA. Get the fuck out of here. Learn the business. That way, when you hire a VA, you hire an employee, somebody that's willing to trust you with their livelihood for you to be able to train them and put them in the right position. I don't want you hiring a VA if you haven't closed your first wholesale deal. I don't want you hiring a VA before you've closed 5 deals, right? I want you to have numbers under your belt. I want you to have conviction. I want you to have the confidence that you can provide the livelihood to somebody else. It doesn't matter if they're in fucking India. It doesn't matter if they're in Pakistan. It doesn't matter if they're in the Philippines or Mexico. I'm sorry. Damn, this is Red Bull, man. It's catching up to me. You can tell by how fucking old I look. But do not hire people if you don't understand the task at hand. If you can't train somebody that's pretty slow, you know, on the spectrum, you shouldn't hire them, right? If you don't understand it yourself, you shouldn't be hiring people to do the job that you don't want to do, right? Do the hard things, especially when you don't feel like doing it. If you're interested in getting coached by me, I'd say I'm a great fucking coach, but I am a little bit biased. I got the results to speak. If you follow me on Instagram, you see all the testimonials that I post. If you're interested, click that first link down below, talk to my team, we'll make sure you're a good fit. If you're dumb, if you think wholesaling is easy and done for free, if you're not interested in getting coached, if you're— all these things, if you're not serious about changing your life with wholesale real estate and doing it virtually, you don't have a laptop, you don't have Wi-Fi, you don't have dispensable income that you can invest in yourself and your business to close your first wholesale deal in the next 60 days, do not click that link. But if you're the opposite, and you are serious, click that link. We'll talk, you'll talk to my team, we'll see if it's a good fit. If we see that you're going to be successful with us, we'll go ahead and get you in the program, and I'll talk to you that same day. We'll go ahead and get you out, get you a build, get you a build out for your business, uh, depending on your situation, build out a personalized plan, and then we'll get some fucking deals out of the way. Let's make it happen. Happy Tuesday to everybody. Do the work, especially when you don't feel like doing it. Like, comment, subscribe, follow me on Instagram, all that nice stuff. I'll see you boys on the next video.