In this solo instructional video, Jesus Gabriel Mendez walks viewers through the complete process of finding and vetting cash buyers for real‑estate wholesale disposition (DISPO) deals. He begins by stressing the need for a solid DISPO package and then details low‑cost and paid marketing channels—Facebook Marketplace, Craigslist, InvestorBase, PropStream, and InvestorLift—explaining how to craft posts, protect property details, and price listings to filter out unserious leads. Mendez outlines a systematic outreach workflow that includes agent outreach via Zillow, cold‑calling/comment‑section outreach on other wholesalers’ Facebook posts, and direct phone contact. He provides concrete cold‑call scripts, buyer‑vetting questions, and criteria for selecting the fastest, most reliable buyer (earnest money, assignment agreement, cash capability). He warns against back‑dooring, option agreements, and sharing too much property information. The video concludes with a brief case study of two students who closed multiple deals after following his system and a call‑to‑action to contact him via Instagram or a free training form.
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Gentlemen and ladies with gentle hands, today we will only be talking about DISPO, not acquisitions. So let's get right into it. Number 1, you obviously have to have a property that you put under contract, send it over to the title company, and now you're ready to find a real estate investor that is a greedy fuck looking for all the monies. Money, money, money, money, money, right? So step number 1, a DISPO package. If you don't know how to build a DISPO package, you are cooked. You're burned like California at the moment. Shout out to the Californians. I hope you guys survive. Stay warm. So, disco package. If you don't know how to build one, watch the last video after you're done watching this video. So you build your disco package. Number one thing I will always recommend is going to Facebook. Facebook is where all the greedy cash buyers and all the stinky wholesalers meet together to exchange information about properties that 99% of the time most people won't close. But it's still a good place to get feedback from. And I'm not saying you can't close a deal with Facebook because I've closed many, many, many deals off of Facebook and found many, many legit, solid, good investors on Facebook groups. It's just there's a certain way that you have to go about it, right? The vetting process has to be there. You can't be sending out your deal to everybody because that's how you get backdoored. Boom, boom, boom, boom, boom! Open up, we're stealing your deal. You don't want that to happen, okay? So as far as Facebook groups, you obviously want to start by posting it on Marketplace. I do not recommend you post the front of the property because, well, you're posting it in a local group. You got a lot of wholesalers that are still doing driving for dollars, so if they remember an area and they see your property posting, they're gonna know where the property is at. If they know where the property is at, boom, boom, boom, boom, boom, we taking your deal. You don't want that to happen, so you don't post the front picture of the property. You only post a couple pictures on the inside. You can catfish a little bit. Don't put all the fucked up shit in there and have some people at least get in the door to get more information about it, right? You don't want to just blow off everybody off rip because then nobody's going to say anything about your property. Main things I like to do when I'm making Facebook posts is Hey, I'm looking for a cash investor, no JVs, no wholesalers, ready to close, right? I like to put escrow is open, addendum has been filed, title has been clouded, to let the other fuckers know, boom, boom, boom, ain't gonna work, you're gonna waste your time, right? Then I like to put the basic information, right? Bed, bath count, all that stuff, the zip code that the property is in, how much money the investor is going to make, right? The most important things that these people are looking at from a deal, right? And then I like to put up the comps. What can you sell this property for? And what has the area shown that this property could sell for, right? We want to show them the important details off the rip. That way when they're texting us, we can get all the bullshit out of the way and get straight to the details of this is something they're looking to buy, are they a legit cash buyer, and we can move forward to send them over to the property, sending them over to the property and moving forward from there. I am seen in the best light, the most handsome. Hm hm hm hm hm. Alright, cool, we got Facebook out of the way. Next one, I haven't heard many people talk about it, Craigslist. Yes, the Craigslist where back in the day when you were a little kid, you were on some freaky shit and you tried to go look up some stuff. Yes, that Craigslist. We're not gonna be using for that. Yeah, you nasty motherfucker. We're going to be using it to dispo deals. It is a very simple process, honestly, as long as you have a good email, you're not exposing your phone number to the wrong type of audience. You want to make sure your prices is set for a little bit higher than what you would post on Facebook, than what you would post on Investor Lift, than what you would post it on investor groups, right? You want to post a little higher just to weed out all the bullshitters. So you're going to make this post, same exact outline. I want you to put Investor deal, investor flip in this zip code, $20K cap, $20K profit, $30K profit, right? That's what I want you to do just to get that headline out of the way. In Craigslist, I also do not recommend you post the front picture of the home because same thing will happen. Boom, boom, boom, boom, boom, backdoor your ass, or the motherfucking bot or the seller will fucking see it. You gotta think Older people are on Craigslist, our sellers are normally older, right? That's the same thing with Facebook. You don't want to post the picture out there with every single detail about the property because a cousin, an uncle, a relative might send it to the actual seller and boom, you're cooked unless you know how to talk, right? Same thing goes with Craigslist. That's marketing, those two things, Facebook and Craigslist. And if you have more money, obviously Investor Lift, which I'll talk about after. These are doing the marketing for you while you're sleeping, right? You want to be as efficient as possible and sell this deal as quick as possible. By this time, by you posting it on Craigslist, you should already have some feedback from Facebook. Yo, I'm interested in the deal. That's when you start getting these people on the phone as soon as possible. You want to get these people off of Craigslist, you want to get these people off of Facebook, you want to get these people off these softwares, off these apps, directly to the phone because that's clear communication, straight to the point. I hate wasting time. I hope you do too, right? So boom, we got Facebook, we got Craigslist. Next, Investorbase. This is a software way cheaper than Investorylift, but it helps you find buyers and it gives them a score. It is cheap. It is around $250. I think that's cheap. I'm sorry for making money, my bad. And it gives you the results skip traced already, which is a big plus. It's quick. I get an address, plug it in, boom, I got a buyer's list of 50 people with scores of smart matches of people that have bought in the area, flipped in the area, owned property in the area in fucking 10, 15 seconds. That's another thing to do. Next, PropStream. You want to go ahead— I'm sorry about that, I should have turned off my other phone notifications. So next you're going to go to PropStream, you're going to click cash buyers, You're going to try to stick to at least less than 2 miles. Anything over 2 miles, that might be a little bit further out. Obviously in these smaller markets, you might not have any results in 2 miles. That's when you start expanding your results to people closer to metro markets that will be willing to come out and buy in these specific areas. You're going to go corporate only at first, right? Sometimes you might not get results with corporate only. Then that's when you start adding individuals, right? That's when you start adding mixed interest, right?. But at first, in a perfect world, we want to stick to corporate only, owned it for maximum of a year, right? Paid cash for it, doesn't live in the property, owns at least 5 properties. And then we go ahead and obviously skip trace and call them. Now, next, right? Because you're going to get results from there. Keep in mind, you already have marketing from Facebook. You already have your marketing going on through Craigslist. You already have a dedicated buyers list from Investorbase. And you already have even a bigger buyers list from investor base, right? You got 4 different touch points with buyers in that specific area. I want you to keep going if you haven't gotten good results yet, right? The next point is agent outreach. I want to go— I want you to go to Zillow, go to pending listings, under contract listings, and also sold listings in the past 6 to 1 year in the past 6 months to a year, and I want you to reach out to those agents for properties that either have been renovated, have been sold as is, or are up for rent, right? So you can reach out to the agents on those, ask them to connect you with the real estate investor, or if they're being a dickhead or lazy like most real estate agents are always, you want to just skip trace the property address, talk to them directly, and boom, you have another point of contact. By this point, you should have a good result, a good feedback of if you have a good deal or not, right? And by this point, you should be already having 2, 3, 5, even up to like 10, 15 people ready to go walk your property, go check it out, make sure all the numbers make sense, make sure the pictures add up, and boom, You start getting offers, right? We obviously want to pick the person that can close the fastest, that is the most reliable, that can submit earnest money, and that can sign the assignment agreement as soon as possible. That way we can close the deal and get paid as soon as possible, right? Now, another thing you can do is Facebook cold outreach. You go to other wholesalers' posts, you look at the comment section, look at those emails, reach out to them. I recommend you friend request the people that have commented on other people's posts. That way your message gets directly sent to them. Instead of through the request tab on Facebook. That's a little bit of sauce right there. That's all the ways of finding cash buyers. As far as you getting them on the phone, I want you to sound something like this: Hey Joe, I saw you bought a property in this area. My name is Jay, I'm a wholesaler, I have this property here, I'm looking to sell it. Would you be interested? Or you could say something like this: Hey, I saw you bought in the area not too long ago. Are you still investing in this market? I'm looking to sell some properties. Right? Or, hey, I have a property in this zip code. I saw you bought in the area before. Would you be interested in taking a look at it? Right? Do you or anybody else in the area are looking for more investment projects to take on? Same message, different way of saying it, right? As far as that, then you want to go ahead and send them over— well, first you want to vet them, make sure, hey, you are interested. Cool. Kind of ask them about what they do, how long they've been an investor, what their exit strategy normally is. They're usually Are they using cash or hard money? And then you can tell them, hey, cool, check out this deal. You send them over the DISPO package link, you have them open it up. And then if they don't want to open it up, you can just say, hey, the past guy I talked to had some trouble opening the link. If you could open it yourself and check it out, that'd be great. Cool, they open it. Hey, take a look at what's in there. Do you have any other questions outside of what's in the DISPO package? If they say no, cool. Is this something that you'd be interested in? And they say, yes, cool. When can you go out and take a look at the property? Right? Depending on if you have the property, if the property's vacant, if the property's occupied, if the property's owner occupied. That all depends, right? That's situationally different. Maybe you have a lockbox on it. Maybe the property's vacant. Maybe the property has fucking boarded up windows and the guy has to go out there with a drill and open it up himself. Right? You have to have as much information about the property and the seller's situation. Not necessarily the seller's situation because they don't, It doesn't really matter to them. All that matters to them is the numbers, how quickly they can access it, and how quickly they can make an offer and close on it. That's all that matters to them. But you always want to keep everybody updated. You got to make sure that the communication is always there because if communication is bad, them missing a walkthrough might ruin the relationship with the tenant, might ruin the relationship with the buyer, might ruin the relationship with the seller. And that's when shit starts going bad. So make sure everybody has good communication. Everybody is vetted. Nobody is fucking displaying your property for you unless that's what you're looking for, right? No real real estate investor is going to need an option period from you. Do not sign any agreements. Do not sign any option periods with a real estate investor. If they are interested in looking at the property, they can look at it. They can look at the property while you have it under contract, and they should be willing to submit earnest money as long as the numbers make sense and sign the assignment agreement to their company where they are a signing rep. Just before I left, I just wanted to show you something. This is Joey and Josh. They came into my group. You can pause the video and read that. They came into my group right around a month ago, and they were in somebody else's mentorship group. I'm not gonna mention them, no need to give them popularity. For 4 months, they didn't close not one deal. They came into my program, they listened to what I told them to do, they made calls, they made offers, they asked me questions, and And now if I read it right, they have $25K and then another one that's $26K, and then I got another one that's closer to $50,000. If you add that up, I can't really do math for shit. That's $25K, $26K, $51K. That's $101,000 in deals pending on closing. Not too bad. I'm not gonna say I'm that guy, but I'm lowkey like that guy. So if you want me to help you, just DM me on Instagram, or even better, click the form down below, watch the free training. If you think it's good, if you like my videos, if you think I'm that guy, because I think I am, and you don't want to get boom, boom, boom backdoored by other wholesalers and you actually want to close deals, you know what to do. Y'all be safe. It is snowing in Dallas. The more snow, the more glow.
