how I made $13,000 on one wholesale deal (Deal Recap)

Boom. So this is one of the most ridiculous deals I've ever had. This is 917 North Road Street. So I got this from a Facebook inbound campaign. Alpha Media was running our Facebook at the time. It was supposed to be a wholesale deal, but it turned. It actually was supposed to be a novation deal, but turned out to be a wholesale. And we didn't even actually have to find the buyer. We actually got paid out through a memorandum and a lien. Found a closing. So I'm going to explain all this to you. This is the property right here. I show you this really quick. This is the property right here. It's actually a duplex. And then if you want to see our contracts and all we can, like, you can see all the pictures we got of the property and our novation contract and all this stuff. But that's. That's besides the point. The point was we made $13,000 on this deal, and it was because we released the lien on the property. It wasn't because we found a buyer or actually did anything was just because we released the lien after we filed a memorandum. I never literally. I didn't dis with this. I never found the buyer. And it was because the seller blocked access, which we're going to get into in a moment. But basically, this took eight calls. This woman comes in. She was not a one call close. It was my acquisitions manager first ever deal. We negotiated the purchase price down to $69,000. And the seller was like, I need money really bad. She was behind on bills, mortgage, like taxes, everything. She's like, I really need money. Can I please have $5,000? And I'm like, look, if $5,000 will go towards the purchase price, okay, but I will wire you $5,000 tomorrow. Okay? As soon as I wired her the $5,000 she got, she went ghost. She wouldn't give us access to the property. She wouldn't listen to the problem. Then she just stopped responding. And so instead of suing her, I just had a memorandum on the property. I actually got a notarized document for a lien because if I told her I was only going to do 6 her 5k if she got a notarized document, which you agreed to. So I sent her that money, and then we ended up having a document waiting for or we ended up putting giving that document to the courthouse or the county. And since she ghosted us, I was just going to wait until she tried to sell the property because I knew she was in financial distress and she probably Would at some point and ended up months later, literally June 5th or January 5th. She went to sell the property and my lien came up. And so the wholesaler called me like dude, we have to get this deal done. Her house go to auction next week. So I asked for $30,000 because always shoot for high but she wouldn't even be. She would be netting negative after that. So I ended up getting a $13,000 payoff on January 6, 2025. So like I said, Facebook lead acquisitions guy was his first ever contract. And it took heavy negotiations because this woman is insane. What's crazy is turns out the new wholesalers showed me a video of her on the ring doorbell. These guys came into her house and beat her ass. It was insane. Like it was actually really sad. She just got her ass whooped. We don't know what was it, what it was over or anything like that. But it looked like these two guys just pulled up to her house, dragged her outside and just beat her up. It was crazy. She was definitely in some serious financial trouble and she needed cash instantly to pay bills and, and she was late on mortgage. So a couple things here. Purchase price 69,000. I sent out $5,000 non refundable or I sent down. I sent $5,000 EMD directly to seller. And this was really high risk because once they have the funds, I lost all my normal safeguards because usually like an escrow title company will hold it, but they weren't. I literally just wired her 5k. I wouldn't recommend newbies doing this. I did it, but I wouldn't recommend people who, we don't have that much money doing it because she literally ghosted and she wouldn't give us access to property, she wouldn't work with us on documents, anything. So we never even got to the point where we got to dispo it. We never got to do like buyer tours. We never got buyers lined up. And we couldn't. It wasn't even find a buyer problem. It was like we couldn't get access or heard a cooperate problem. But on January 5th, I got that call because her home was heading to auction the next week and wholesaler had found a. Another wholesaler found a buyer for it. The only way they were going to close is if I settled and I had real leverage at that point. I really could have taken them for as much money as I wanted. But I was really fine with 13,000. I didn't have to find a buyer. I would say this is that, you know, you really want to make sure. You filing memorandums on properties, especially with a little bit of iffy sellers, because if you get it notarized, it will become a lien, and that will protect your contractual interest. And that it prevented anyone from closing without addressing, you know, addressing us first. And that enforced, that forced like a resolution instead of us just getting ignored. So let's just see. I mean, even when you have to get a deal done, you might be sending money to these sellers, but you still have to protect yourself because they, Some. Some of them will just get up and walk away. And if you don't protect your interest, you will get steamrolled and people will take advantage of your kindness. And if you get a document notarized and you get a memorandum recorded, it will help you, like, hold them accountable and it will help you, like, enforce the actual contractual terms that you would agree to sometimes here. Like, the win isn't closing the property and you closing the property and doing the work. The win is actually just getting paid for the risk you took. So one thing I want to say is never let urgency make you sloppy. And like, I was sloppy here because I literally wired her 5k and sloppy because I cared about her. And also I wanted to get the deal done. And this was extremely dangerous and risky deal, but I still did it. And I'm. I'm glad I did it, but it was very, very stressful. Like, I thought I just lost five grand. I could have sued her, but for five grand really wasn't worth it. She didn't have any money. And then I would also, I would also say that you should do file a memorandum or lean. Anyway, like, if you have a good deal at all, file a memorandum or lien. Because someone's always like, probably going to offer a thousand dollars more. And you know what's actually crazy? On closing day, I sent out a text blast to my CRM and I accidentally texted her, like, hey, do you want to offer on your property? And she responded and said, yeah, how much are you willing to offer? It was closing date. Like, she was already, like, at the closing table with these people and she was looking at other offers. So, like, people will always try and, you know, scoot you out. Which is funny because when she responded to that text, I was like, hey, sorry, your property doesn't look like it qualifies to work with us. Which is funny because I already had a contract on it. She didn't know. And then you don't always need a buyer. Like, well, I would say this, you, you do need a buyer. But if they ghost you and you put a memorandum on the property, you don't need a buyer. You just had to leverage the fact that you dotted your eyes and crossed your teeth. That's how important it is to be able to do this. But, yeah, that was the deal. Recap. And this was the craziest stories that I think I've ever had and the craziest deal I've ever had, but ended up making 13,000 off of it.