how to get an offer on your wholesale deal in 2 hours

What's going on, boys and girls? Today we're going to be talking about how to find cash buyers, a person that's actually going to purchase this property that you have placed under contract. I'm going to be talking about the ways that I recommend to find them, how to talk to them, how to negotiate with them, to the ways that I don't recommend, what are the dos and don'ts, and even weird ways that I found them in the past to actually purchase my properties. And if you're new to wholesale real estate, maybe you haven't talked to a seller before, maybe you haven't even put a property under contract yet, stop watching this video, go to my channel. I have multiple videos on lead generation and about the whole business in general. So watch those first because you have to learn how to crawl before you can sprint. Now, if you've watched my videos before and you enjoy the content, like, comment, subscribe. It helps me push the video, help more people out. And before anything, I want you to keep this in the back of your mind. While you're watching this video, take notes and take action. There's no point in watching a bunch of these videos and your pockets remain the same because you haven't done anything with the information. Let's get right into the video. Cash buyer masterclass. A cash buyer in real estate is someone who purchases a property without using a mortgage or financing slash they pay the the full amount in cash, typically via wire transfer or certified funds. This person is going to be able to send you proof of funds either as a hard money loan approval from a lender or cash that they just have in the bank. Now, this person, a cash buyer, can be an investor, a flipper, a landlord, buy and hold investor, whatever you want to call them. As long as they're willing to walk the property, do an inspection, submit their earnest money deposit to the title company, sign that assignment agreement, and close on the property on time, this is the person that we're looking for. This is the person that we need to actually close on our deal. Now, Now, if you know about the Wholesale Trifecta, you know 3 people are needed: the homeowner, the seller, the owner of the property, the wholesaler— in this case, this one has a cool McLaren, what a cool guy— and the cash buyer, the person that's actually funding the whole transaction. Obviously, the title company is needed, but, you know, they're kind of in the back burner just taking care of all the paperwork. So let's go into these strategies and see which are the ones that I recommend the most and which ones I recommend the least. Title companies, they are 4 out of 10 for a reason. If you have good charisma, you have good rapport building skills with these 45 through 65-year-old ladies that should have retired 10 years ago, you will be able to squeeze some buyers out of them as long as you can build that good rapport. You can ask them for who their active buyers are. Many are willing to refer you if you bring deals. If you're locking up deals consistently, you're sending them to that specific title company, this shouldn't be too hard. But again, not the most reliable, and that's why it's a 4 out of 10. Next, hard money lenders and private lenders. Ask who their more active borrowers are. They know who's actually buying. Win-win scenario, they get loans and you close the deal. You have to be somewhat careful. You have to make sure that the person that you're trusting is a hard money lender, that they're going to ask for your deal first, right? They're not just going to send you the contact info of their most coveted buyer if they don't know if you actually have a deal yet. You got to make sure these people are actually funding on deals. They're not just got their license and, oh, now they're a hard money lender. Now they're a pivotal point in real estate, right? You got to make sure these people are vetted. Before you start actually sending them deals. And again, build good rapport, ask these vetting questions, and you should be able to find some buyers through there. 6 out of 10, a little bit better than title companies, but again, not the best. Next, we have JVing with other wholesalers, 5 out of 10. Granted, this one's hit or miss. There's a reason I added this guy that looks very sketchy. Most wholesalers are sketchy because the barrier to entry to wholesale is very, very low. Anybody can call themselves a wholesaler these days. And even in investment groups, you will find investors that are actually wholesalers trying to lock up your deal on an option period and then go daisy chain it to somebody else. If you don't know what daisy chaining is, it's pretty much I lock up a deal, I send it to you to JV, and then you send it to 7 other wholesalers who are also JVing the deal. So then in that specific zip code, everybody that's an actual buyer has seen this deal 17 times at 17 different price points, everyone adding their $5K, $3K, $10K deal on top. No good. So please make sure— let me read some of the stuff that I wrote down. This can be a hit or miss sometimes. Most definitely. You can find these people in the same investment groups as investors, sometimes acting as investors. I would use this as my last resort when I'm in a new market. Obviously, if it's a market that I'm already in, I'm not going to reach out to someone to JV because I don't want to split the profits. And it's a risk factor. You're adding somebody else into the deal, which, you know, you don't really know people's intentions sometimes, but expect to split 50/50. I would try to negotiate 70/30 since you are bringing the deal. And they only have the buyer connection, which does matter, does bring value, and that's why they're getting paid out. Make sure to not say how much you got the property under contract for, slash what the seller's contact information is or motivation is. They don't need to know this the same way a buyer doesn't need to know this. All they are in charge of is making sure that the deal is good and to send them out to their network and see if anybody's interested in purchasing the property. 5 out of 10 because most people don't have common sense and their vetting process isn't the best, so they end up JVing with somebody that's just a bullshitter. So, Let's go into the next one. We got MLS reverse engineering. Asking a realtor for a list of cash sales in your target zip code. Look up the LLC or names and contact them. A little harder since most agents are idiots, which is true. Most agents don't even close a deal a year. So make sure you're talking to someone that's actually consistently closing and that they actually have a network and someone know how to run numbers. That way, you know, they're not sending it to other idiots. But yeah, you can use this. Pull a list of investors— not investors, what am I talking about— of agents in an area. Let them know, hey, I got a deal under contract. Do you know anybody in your network that would be interested? Send them a deal. If they ask if you're a wholesaler, obviously you are. That's why you're reaching out to them to wholesale the deal. And then you can agree to a percentage split, or you can agree to just a flat fee if the deal closes. 5 out of 10, most agents suck, but this is a viable way for you to find cash buyers because, well, If you're in a new market, an agent that probably has been in that market for the past 5 years and is closing consistently probably knows a lot more people than you do. Next, we have LinkedIn investor outreach. This is a strategy I haven't really heard anybody else talk about, but DM people with titles with the real estate investor title or acquisition manager. Offer your off-market deals. Again, you need to make sure that these people are actually the end buyer. When you see the acquisition manager title, They are in a position at a company. Look up the company and see what they do. See if they have properties that they've flipped. See what the LLC is. Reverse search it and see if they're actually owning properties and flipping them. You don't want to reach out to an acquisition manager of another wholesale company unless you're just trying to JV. But yeah, this is a good strategy. Make sure your LinkedIn looks clean. You don't want to have a blank profile and just wholesaler. You don't look trustworthy. Make sure you have that intact. Make sure you're reaching out to at least I would say 50 people a day as soon as you have that property under contract, and then you should be able to get some responses. Try to get most of these people on the phone. It is way easier to vet them versus text. This is a good strategy. 7 out of 10, I have been able to find buyers this way. Next, Zillow buyer search. Focus on the specific property type that you have under contract. Search for new build/flip properties that were sold in the last year, preferably in the last 6 months, because that means the person is more active. Then for properties sold as-is, just like your property, reach out to those agents and see if anyone in their network is looking for deals, the agents that work with properties that have recently been flipped and with the properties that have sold as is. For both of these examples, you're able to cut out the agent by pulling up the property on PropStream and figure out what investors exactly sold and bought the house. If you don't want to deal with reaching out to the agents first, you can do this and straight cut through the investor, which is what I do most of the time unless I see that an agent actually knows what they're doing and they've closed multiple deals. Deals, right? 7 out of 10, this one's pretty reliable. Again, I've closed multiple deals doing this. Next, Facebook groups. Search real estate investment group, real estate investors in whatever zip code, off-market real estate, cash buyers. You will find, if you're in a good market, you will probably have at least 3 to 4 of these investment groups. See how active the investment groups are and see who's actually posting deals. Under those posts of the wholesale postings, you'll see 'PM me' or 'send me more information' or 'here's my email.' You can reach out to those investors directly. Again, make sure that they are not other wholesalers. Make sure that they're the actual end buyer. Next, when you are posting deals on Marketplace and on these Facebook investment groups, make sure you don't post the address, you don't post the owner's information, you don't tell people about your original contract price, you don't post the front of the property, and you don't post too many pictures. Why? You want to have some sort of element of mystery. Not necessarily that you're catfishing, but you also don't want to show all the information since, hey, people out there are looking to snake people on deals. You don't want to put too much out there. Use these guidelines to post on both marketplace and investment groups. Like I said, 7 out of 10. One thing that's good about Facebook groups is you're pretty much marketing your deal while you're sleeping, right? If it's on marketplace, if it's in these groups, multiple people are going to see it even when you're not marketing the deal, which is really good. It's working in the background while you're not, or hopefully while you're working on another source to actually find buyers. But with Facebook, you got to be be a little bit more careful as far as vetting. Make sure you get everybody on the phone. Make sure you know that they're actually closing deals. Um, and yeah, this is a good strategy, 7 out of 10 for a reason. Next, Craigslist posting, again, 7 out of 10, pretty good. I get normally really good feedback with these, and it's another source where the deal is working itself without you actually directly working on it. Post your deal with the same guidelines as Facebook. Again, I'll bring those up: no address, no owner information, no original contract price, not the front of the picture, not the front of the property, and no original— what was it? Yeah, and too— not too many pictures. I don't know what's wrong with me, I'm not gonna lie, I've been off today. But post your deal with the same guidelines and make sure that you're not putting your personal phone number on there. Same thing with Facebook, use a Google Voice number or a Dialpad number. Some of them you can get for free. Dialpad, I think, is like $40 a month. I recommend Craigslist, it works. Just be a little bit more careful as far as what you're showing on Craigslist, because again our audience is older as far as the sellers that we're working with. A 60-year-old seller is probably going to be on Craigslist and Facebook versus Instagram and TikTok, and you're directly marketing those people. So be a little bit careful. 7 out of 10, it does work. Next, PropStream and Batch Leads buyer filters. You're going to be pulling these lists, skip tracing, and calling them directly. You can use a dialer. I like to do it one by one. It just works for me. Pull a list of people who've bought cash within the last 6 to 12 months. Again, the sooner the better. LLC owned, non-owner occupied in the same zip code slash county. Sorry, you won't have to vet as much since you know that they've actually bought before. But again, emphasize on urgency with buyers. Most buyers in these smaller markets aren't as hungry as a buyer in Dallas, Texas, as a buyer in Arizona, as a buyer in Miami, Florida, right? So you have to add that urgency. 8 out of 10, this one works on getting at least 3 to 4 offers per deal that I have under contract. That's why to 8 out of 10, it works. Next, launching a basic buyer's funnel. Run $5 to $20 a day Facebook ads targeting real estate investors in that specific city. You can do it through a Typeform or a ClickFunnels page. Just build that funnel, have that CRM start collecting that data, and then you can blast them with SmarterContact as far as once you get deals under contract. And you can specify what area you want to market to. This is good for long term. Um, yeah, it works. I've done it before here in Dallas. Works really well. Just make sure that you're not overpaying for other wholesalers' information. So make sure you have cancellation automations in your funnel to make sure that, hey, you're not dealing with people that have never closed a deal. This one works also. It takes a little bit longer. So if I were to close a deal— not close the deal, but put a deal under contract right now— my main things would be PropStream, Craigslist, Facebook, Zillow, and Indeed. Those would be the main things that I would do as soon as I get this property under contract. Build a spreadsheet for my dispo checklist and start checking off who I'm talking to, what notes I have about what we talked about, what their response is— if they said no, if they say yes, if they say they can walk the property— and all the questions that they're asking to make sure, hey, the next person that I talk to, I have all the information they need. And honestly, more information than what they need, because it shows that, hey, I know exactly what I'm doing. I've done this in the past. And you seem like a credible source. Now, what's some other advice that I can give you as far as buyers? Be straight to the point. These are logical people. Yeah, you don't have to do as much as the emotional game with buyers since it's the numbers. If the numbers make sense on a deal, they're going to buy it. Right. But also don't get tugged along with a buyer promising you with fake promises. They will be people that will reach out to you and say, hey, I buy 100 deals a year. And they're completely fucking lying. Make sure the track record checks out. Make sure they have the funds. Make sure they actually walk the property before you even try to negotiate. Buyers will try to lowball you. Do not fall for that shit. Have them walk the property, and then you may negotiate. Again, remember, they will first try to lowball you with their first offer 99% of the time. So make sure you stand your ground. You negotiate if you know you have a good deal, if you know you have potential to go for a reduction. Put that in the air, but don't solidify anything until it is on paper. Yeah, never tell buyers what you have under— what you have the property under contract for. Never tell buyers about the seller situation. It doesn't matter. Never sign option periods with buyers because that is a wholesaler thing to do. We have an option period for us to get other buyers in the property. Buyers don't need an option period. They can go and check out the property, do their inspections, bring their professionals, under our option period. That's why we have at least 30 days. If you're not doing 30 days, what the fuck are you doing? That is the, yeah, pretty much the breakdown on buyers. As far as talking to them, it's pretty straightforward. Hey, my name is Jay. I had a property over here in this whatever zip code. Just reaching out. I saw you bought in the area before. Are you currently looking for more properties? You are? Perfect. Let me go ahead and send you over this information on this property that I have. It is a Google Doc that's breaking down all the information. What other properties have you bought in the area? What are your investment goals, right? What are you planning on spending per deal? What are you planning on making per deal, right? For the next year, how many properties do you want to buy? All these questions that might seem like small talk, but will get you a good grip on what they're actually doing in the industry. And sometimes you can learn things from investors, sometimes not. But yeah, that's my best advice. If you got any other questions, leave them down below. If you watch the whole video, comment buyer in the comment section. If you're looking to get your hand held by me on closing your first wholesale deal, or scaling your wholesale business, click that first link down below in the description. Watch the video. If you like what you hear, if you like what I have to offer, book a call with my team, and then we'll see how we can help you close that first deal or scale your wholesale business. Until next time, I will catch you guys.