Stop Losing Deals: Find Buyers First! 💼

You want to get cash buyers, but you don't know what step to take and how to do it. Check out this live call where I break down exactly why you want to find buyers first before you start looking for deals and how to do it using batch leads. I got the whole breakdown for you right here, so check it out. I'm going to explain really quick to everyone how this works, how wholesaling works, and how what I'm teaching you today and what I would show people is changing the game. It makes it way, way less complicated because I'm telling you, if you just go and lock up a deal and you do not know if it's a deal, even if it's like really discounted, you really just don't know. So waste of time. So usually, Landry, how do people start wholesaling? What would you say? Like, it's usually just go find a deal, right?

Oh yeah. Usually people are just like, okay, let's hop in the car and find a distressed property. And just because the yard is overgrown, that's probably a deal. That's— I feel like how people are kind of taught in the beginning is look for something distressed and that's probably going to be it with nothing else. You know, in my right, I would say.

So the old way, the way you just talk about is it causes a lot of issues. It causes a lot of problems because let's say, Landry, I give you a lead. I'm like, hey, Landry, this person, they want to sell and they're really motivated. And then you're like, okay, great. So you start negotiating with them. What do you have to do to start negotiating and knowing if like it's a deal?

What do you run your numbers? Yeah, you're going to determine what the ARV is and, and start running your comps.

Yeah, you got to run comps. And if it's in an area that you're unfamiliar with, which if you're brand new, you're unfamiliar with pretty much everything.

Yeah, it's difficult.

You're like, well, I think this is the area.

This is a good area. You know, I think people want to live here, right?

I think somebody might want it. So usually people run comps and then they negotiate, right? They negotiate the deal and then they sign paperwork, right? And then they sign. A contract and they sign the contract after running numbers. Now, hopefully nobody's just doing this completely like blind. It's like, well, let me just sign it. Hopefully I can get it done. I don't know. You should be able to run comps if you do this model. You should be able to know how to run comps and be able to negotiate a good deal. But unfortunately, not a lot of people are good at negotiating or even getting the deal down low enough because really, in order for you to get a deal low enough, depending on the price point in the United States where you're at, if it's like a $500,000 home, even a $50,000 discount below what Zillow says, or $100,000, that's not enough sometimes, right? You need like $150,000, $200,000. But when I was new and what I see a lot of people on Facebook groups doing, they'll post a deal that's discounted maybe $30,000, $50,000. They'll be like, hey, looking for a buyer. And immediately it's like, bro, you do not have a deal. Yeah, not even close. So what did they just do that the old way? They just, they just wasted their time, in my opinion. You know, they looked for a deal. How long does that take? A long, long time.

Yes.

They ran comps. I've talked to people that have ran comps for 24 hours on a deal. They're just like, yeah, I just— I'm not sure how to make sure it's exact, you know?

Yeah.

So they ran comps and then they negotiate. Negotiating takes forever because you got to get them on the phone. Maybe it takes 2 or 3 or 4 calls before they agree.

Got to make sure that all of the decision makers are there because, you know, down the line you could realize that maybe you weren't even talking to the right person that says they'll sell it.

And then when you sign, I don't know if you've ever filled out a real estate purchase agreement like a contract, but it's pretty time-consuming. You have to type in their address, their name, your LLC. Some CRMs will do automatically, but then you got to get their email, you got to send it to them, you got to wait for them to sign. Then once you've done all that, let's just say this whole process can take you months. Like months. Yeah, it can even take you weeks. But let's just say months. Then you do that. And then the next step that most people do is they're like, okay, okay, now let me find my buyer. Let me, let me see if I can find my buyer. So you just spent months before you got to the real stage that actually gets you paid.

Yeah. Like you don't even know if somebody wants that property after all of those steps.

Exactly. You don't even know. You just wasted all your time. Believe me, I've been there and I did it when I was brand new. I did the whole thing. I was cold calling for hours a day, 4 hours a day, 8 hours a day. I was kind of trying to run comps. I would negotiate a deal that I thought made sense, and then I'd get stuck here, and then I'd be like, nobody wants to buy my deal. Well, yeah, newsflash, my— I sucked at negotiating. I didn't have the right price. That was the problem, right?

Yeah.

So if it's not a deal, then people are like, well, let me renegotiate, right? Renegotiation can take quite a bit of time. Not only can it take a lot of time, but you lose a lot of trust. The seller is like, hey, you told me this price, now you're telling me another. I don't even believe you. I got 5 other people calling me.

I know. I think that this is where, like, honestly, like, this process, maybe not every time, you know, and of course, everybody's gonna have different skills and things like that. So if you guys are doing it this way, and you're like, works for me, you know, it's not end-all be-all of what we're breaking down here. But it's like, I think that that's also this process is where, you know, agents that you reach out to, or people that have heard have wholesaling and wholesalers, that's where that becomes like a swear word for people because of this process, because they're like, you're not going to perform, or you're going to come back and say you can't buy it for this and you're going to back out of the deal.

Now, don't get me wrong, this process works. It all works here if— I've done hundreds of deals like this, but it works if you're able to know what a deal is, if you're good at your area, if you're like, oh, that's a deal, and if you're good at negotiating the right price. Like, for example, if someone If I'm talking to some seller and their, their house is worth $500,000 and that needs $80,000 of work and it's going to take like 6 months, I know, okay, I'm going to need to be around $200,000, $250,000. I just know because of the work, the time.

Yeah.

So I asked the seller while I'm negotiating, what are you looking to get? And she's like, I'd like to get— remember, we need to be around $200,000. If she's like, I need to get around like $300,000, $350,000, I know I got someone who is reasonable, right? Like I can work with and we can probably negotiate to that point and this process will work. But if they're like, I need like $400,000 and they're just way off, you know, you can try and negotiate and lowball them and they might be interested. You can try and run creative. But what I do and the way I get offers is I kind of go past— finding the deals is not the difficult part. It's kind of like this stuff, like thanks to Batch Leads, you can find deals, you can find opportunities right through agents, all that stuff. But it's running the comps, negotiating, doing all this. It's not difficult. It's time consuming. Yeah, very time consuming. So what I do is using catch leads is I go— and we're going to talk about the painless flipping method— the first step that I do is I master my area and, uh, network with buyers. That's probably really hard to read. With buyers.

Looks great.

And the reason why I do this first is because when I get a deal that I find, right, I'm looking for deals in areas where I have buyers, right? I'm not trying to look in areas where I don't have anyone. That would be a complete waste of time.

Yes.

Right. So for example, Landry, if you were like, hey, Nate, I got a great deal in Pennsylvania, it's in the middle of nowhere. It's got 10,000 people that live— 10 people live in the town. For me, I'm like, first of all, don't want to worry about that.

I'm like, doesn't that sound really good?

But I got a great deal. You couldn't convince me. I'd be like, hey, even if it's a great deal, I don't have my buyers. I haven't mastered the area. It could be a waste of my time.

Yeah.

So, but if you came to me and said, hey, I have a great deal in Phoenix, I have a great deal in major cities, that's where I focus on solid. Then I'm like, okay, let's talk about it, right? Because this is something that I know. Then if you give me the lead, right? So next thing is find deal. So if you give me the deal, what do you think I'm going to do with this deal that you just gave me? If I know it's reasonable and it's in an area I like, what do you think I'll do? It's okay if you don't know the answer.

I don't know. Yeah, I don't know what you would do before.

I would do a quick, quick analysis using Batch Leads. I would quickly just be like, okay, you have a deal, you're talking talking with someone, it seems pretty good. I'm not 100% sure because I'm not buying it, you know, and I don't want to lock it up yet. Let me do something really quick. Let me just ask the people that are gonna buy it. We don't even—

we don't— or you even— like, okay, so send something over before, like, right after you do a quick analysis and say, hey, is this something that you would be interested in?

Exactly.

Oh, okay. I haven't heard it.

Yeah, yeah, because I could just waste all my time being like, well, let me look at this deal, let's break it down, blah, blah, blah. It's like, hey, it doesn't really matter what I think. It matters John and Jeffrey the flipper think. They're—

that's really— yeah, that's interesting because it's like, you know, when thinking about, you know, reverse engineering, reverse wholesaling, it's like having the buy box and then just going after it. But then this way you're being a little bit more specific instead of just being like, hey, I know that this meets John's buy box and grabbing it and getting under contract. Instead you're saying, hey, hey, John, like, I know that this meets your buy box. Is this something that you know, before I get too deep into it, something you'd be interested in. Is that what you're saying?

You just nailed it 100%. But everything I just showed you here, which is probably kind of hard to read, not necessary. Okay, let me give you an example. I just got sent an apartment complex in Colorado. Do I know anything about Salida, Colorado, in the multi-unit market there? Don't know a dang thing. Right. So what do I do? I send it to a buyer that knows. Before I even have it under contract. He tells me what he'll pay. And then I talk to the seller and I send the seller a contract and I say, hey, seller, this is what I can pay. Does that work for you? He's like, send me the contract. I'll bring it to my family because it's in a trust. I didn't have to run comps on a multi-unit. I don't have to know any. I didn't really even have to negotiate. There's really no negotiation. You can do my price or not. That's about it, right? Yeah, that's what I did with that one. And I have another one I can show you guys. I was talking to this guy that owned this fourplex. He's like, I want this much. He said he wanted $2.1 million for a fourplex. Crazy expensive. I was like, man, I don't even want to look at this. He's off. He's way off. I don't even want to have to run comps to know like what I need to offer him. Let me just ask my buyers and that's it.

Wait, the seller wants $2 point what?

He wanted $2.1 million. Oh, wow. That's what he wanted for this.

For 2 duplexes.

For 2 duplexes. So all I did is I took the email that he sent me with the pictures and all that stuff on it. And I said, hey, is this something you might be interested in? I started negotiating with the seller. He wants $2.1 million, which is way too much, but they always shoot high. Let me know if you're interested in what your offer would be, and I'll try to get it done. That's it. Like, tell me what you'll pay, and if I can negotiate it lower than that, then we have a deal. No contract signed, no negotiating. I didn't have to worry about running comps. So then, like, 30 minutes later, Jordy's like, I need to be at $1.5 unless he is open to financing. Okay, so I have an offer. So if I can get this guy to come down $600,000, $700,000, which probably not possible, but I'm going to give it my shot. It's a real offer. I'm going to say, hey, I can do this at $1.4, $1.45 so I can have my fee in there.

Yeah.

If you do financing, we can pay a little bit more, but $2.1, that's just a ridiculous asking price. No offense, seller, but it's just too much. And that's it. I didn't spend any time, like I said, wasting on doing any of this stuff. And I sent it to another one who always buys. Man, I'm always— I'm always saying I'll look at everything, but I'm probably a mile on asking price. If I wanted to go more, I could say, well, what would you pay? Let me see if I can get it done.

Yeah.

So all I have I have to do at this point on this deal is call the seller and just say, hey, Mr. Seller, this isn't going to work for me, but I ran it by some, some of the guys I buy apartment complexes for with, and, uh, you know, they're offering like $1.45 million. Would that get it done? I know it's a lot less than what you said, so I'm not the bad guy. I'm letting him know people that, you know, I can bring to the table, and he doesn't care. And if seller financing is available, maybe we can pay a little bit more. If I wanted to go more, I could ask Jordy. I could say, Jordy, how much more could you pay if they chose that route? Yeah, yeah, if we could do seller financing.

Yeah, that way you're not saying like, hey, I negotiated with the seller and got them down to, let's say, $1.8 million. And you're like, that's awesome. I got a really great discount off of what they wanted. But then they're like, yeah, sorry, that's going to be several hundred thousand dollars still off of that. And then you're like, great, let me go. And no wonder, you know, if you run into upset sellers, that might be why. So Yes.

So what would you do to start developing relationships with buyers with Batch Leads? There's many different strategies I teach, especially if you go to a masterclass or join my Facebook group. I go over like how to develop these relationships first. But Batch Leads is a good— is a good option. You can use it with what you're on right now is Agent Outreach. Agent Outreach are like the key to buyers, right? They, they have buyers, they represent buyers, or they buy. Now, Batch Leads also has a tab in the— I think it's under— yeah, property search. You can search cash buyers in a specific area. So if you wanted to, you could cold cash buyers in Phoenix or wherever you're at. And just using the CRM that I showed earlier, you can put the list into the automatic buyer outreach, and it will automatically text and email buyers, the buyers that you find here, and ask them, hey, are you still buying? What are you looking for? What's your buy box? And it gets the conversation going. So, you know, if you have the right info, it will save you time on instead of just picking up that phone and just dialing or putting it on a cold call. And by the way, if you like this video, smash that like button so more people can see it. And we'll get you more content like this where we show you exactly how to do it step by step.