Wholesaling Real Estate | Virtual Wholesaling | Virtual Wholesaling Step by Step

Hey Sarah, how are you?

How was your birthday yesterday?

Okay, so this is TJ with Solutions by TJ and the Millennial masterclass. I discuss everything about real estate, investing, personal finance, side hustles, you name it. One of the things that I am most passionate about in this world though is real estate. Real estate has been very good to me and my family and I'm so glad that everyone is here today. I have a guest, his name is Corey White and he will be talking to you all about how to get started in wholesaling. Everything that he does in wholesaling. And we are going to get started immediately. So again, please like this video. If you're on Facebook, Instagram, YouTube, I am broadcasting currently in all of those locations. So please, please, please like this video. We're giving out a load of free information. And like I said yesterday, just in case you have not had an opportunity to look at that video or you weren't able to make it, I decided to do this because I see a lot of people in the Facebook groups posting stuff that just does not make sense. And as far as wholesale deals and people just don't understand that yeah, you can wholesale, but every deal does not require a wholesale. And you have to suit your strategies based on the deal versus based on I am this type of investor, if you understand what I'm saying. So there are a lot, a lot, a lot of options in real estate and I want you to be well versed. So that's why I'm coming on to do this free training. I do a lot of free training on YouTube. I'm also a mobile notary. That's one of my side hustles. Real easy, quick. $100, 45 minutes, you'd have made a hundred dollars. So if that's something that you're interested in, go to my YouTube channel and subscribe to Solutions by TJ. It's YouTube.com backslash solutionsbytj. We also have a Facebook group called Solutions by TJ Notary Networking and Knowledge. So please don't hesitate to sign up to all of them because I'm all about sharing information. I just don't believe that there is not enough money to go around to everybody. Just like God gives us enough air to breathe, enough water to drink, there is enough money for everybody to be filthy rich. And that is, that's what I believe. That is no lie. So I am.

Super duper, duper, duper, duper interested in you guys signing up for everything that you can and getting started in these businesses because I'm not just doing this for me, I'm actually doing it for you. I do offer mentorship. A lot of people have asked me that, but, you know, I prefer to only take in five to 10 clients a year because I'm one on one. I walk them by hand, I'm looking at all of their deals. I'm there. So that type of mentorship, number one, it isn't cheap. And number two, you just don't get that from everybody. So.

That is why.

I'm so interested in, you know, getting on here, because I know everybody, everybody just can't do it. And that's probably why a lot of people get into wholesaling. But it is not the only option that you have. So Corey is a wholesaler full time, and he does a whole bunch of other stuff as well. Most people who do real estate are just serial entrepreneurs. They have all other kinds of side gigs and businesses. And the reason that I'm bringing him on is because he's taught me some stuff about wholesaling virtually and in other states that I just didn't know, I didn't understand and I didn't know. So I wanted him to talk to you guys because he put. He put a lot of information into my head. And so I've started using and utilizing some of his methods as well. And I look to partner with him on a whole bunch of other stuff. But without further ado, Let me bring Mr. Corey White on. Hey, Corey.

Hey. Hey, what's going on? How are y'? All?

We can't hear you, I don't think.

Oh, can you hear me? You can't.

Let's see.

Can you hear me now?

Okay, your mic is unmuted. Say something. Hello?

Hello? Hello?

I can't hear you. You can't hear me for some reason, Corey.

Let's see. Hold on just a.

Now, guys, we went over this. We've already gone through this, so please bear with us.

We went through this thing for technical difficulties already and we didn't have any. But you know how things go.

Can you not hear me now at all? Yeah, I can hear you.

Can you hear me? You can hear me, but I can't hear you.

Okay. All right, hold on just a second.

Here. Town references. I know what it is.

So while Corey fixes his mic, I'm just going to go on and talk to you about a few things for those of you who do not know what wholesaling is. Wholesaling is basically when you have a home or you find a home through various leads it could be a foreclosure. It could be someone who is getting a divorce, somebody died in a family, and they're trying to get rid of a house. Those are the types of people who are motivated to wholesale properties.

And what you do is you get that property under contract and then you sell that contract to another investor. And that's how wholesaling works. So wholesalers make anywhere, depending on the deal, between 2 to $5,000. At least that's what they used to make. Now I'm seeing people wholesaling for wanting 10, 15,000. So, okay, let's see.

Can you hear me now?

Can't hear you. I don't know why I can't hear you, though.

Do you have me muted or something? My stuff looks good over here. Let's see.

Let me see if there's something on my end. Yeah, go out and come back in real quick, Corey, and see if that works.

Okay. All right.

So that's what wholesaling is, and it can be very lucrative. In a lot of states, it's getting banned because they feel like you have to have a real estate license. But I have a way where you don't have to have a real estate license because I actually take ownership of the properties. And let me talk about that a little bit while Corey gets situated. So I use what's called transactional funding. And you can look it up. It's all over the Internet. So what you do is the same concept as wholesaling. The only difference is that you purchase the property, you go to the title company, you. It'll be. You'll have two different closings. There will be a closing between you and the seller of the home, and then another closing between you and the investor. That's called a double closing.

You buy the house using transactional funding on the first end of the deal, then you turn right back around and sell that property that you now own, because you paid through transactional funding, and you sell it to another investor. Now, nobody can.

Ping you, send you to jail, or call anything illegal or unethical about you owning the home. Now, you do need a real estate license to sell someone else's home, especially in the state of Texas. But everywhere else, you know, if you do transactional funding, your deals are clean, and that's the best way to go. Normally, let's take a deal for $100,000. Normally, the fees range anywhere from 1 to 3%. So 1%, you just pay them $1,000 to use that hundred thousand dollars for one hour. You can't Beat that. So let's see.

Okay. Corey.

Yes.

Say something for me.

Can you hear me now?

I'm gonna get off and put you on. Hold on. Let me see if I could just make you the solo person.

Let me see if I can make. Corey, thank y' all so much for.

Can you hear me now?

Okay.

I'm not sure if anybody can type in the chat. Let me look over at the comments. Oh, okay. I see it now. Oh, we can hear both of you. So they've been saying that we can hear. So they're good. So.

T.J. did you want to come back in? Because they can hear both of us. I don't think you can hear me.

But.

Did you want to come back in, or.

Are we good to go?

Thank you so much for.

Being patient with us.

Absolutely.

We still can't hear you.

They can hear me.

Nope.

They both. They're saying. Look at it. Look in the. Can y' all hear Corey or just you?

Oh, it's just me.

Yes.

Okay, well, go on in. Everybody else can hear you. Okay. Go on. I don't know why I can't hear this.

Cool. So can you. You want to finish up about the transactional funding just so you won't have a break in what you were talking about. Finish up about what you were saying.

I can hear him. I see it. That's crazy. It's just me. Okay, I'm getting off. Corey. You got it. All right.

Cool, cool, cool, cool. So, hello, people. My name is Cory White. I am an investor. I'm glad. I'm so glad that TJ introduced me or brought me here today. And she. I'm even more happy that she introduced me as a wholesaler, because that's the first thing you want to know. You come into this investing game or anything about real estate is that people hold dearly to the titles. You don't want to call an agent, a broker. They're probably agent. You don't want to call a broker or agent, they're probably going to correct you because they worked hard to fight for that title. They gained the knowledge. They did several hours of courses to get that knowledge. So they want to be called appropriately or titled appropriately. So first lesson in investing is because I would never. I correct people all the time. Hey, when they say, hey, you're a wholesaler, are you a wholesaler? Like, no, I'm an investor. Literally, you can. Wholesale is an exit strategy. It's literally one way that you can disposition or dispose of or sell property. So one thing you definitely want to do is make sure that you get that you are an investor first. You're not wholesaler. You're not. Because wholesalers do all kinds of different things that involve different areas that would literally change your title. If you're a wholesaler and you end up taking a property to hold it for yourself to rent it out, then you're a landlord, the investor is the umbrella, and everything else falls under it. So first, first lesson is being invested first. But anyway, so I'm Corey White. I'm a resident of Texas, a native of Little Rock, Arkansas. I've been investing, I've been in real estate since 2003. Been investing.

Passively and actively for about four or five years now. It's a totally different game between the real estate side. If we have agents, do we have any agents in the, in the chat or in the watching today? I'm gonna try to see if I can keep up with the.

Chats.

Hold on just a second. Let me minimize this one though, so I can see everything.

All right, cool. So I don't know if we have any agents in the chat or not, but if we do, you'll understand that most agents, a lot of agents, don't understand what wholesaling is. They don't understand most of what an investor does. And I can tell you, to give them credit, most investors don't know what's all involved with the real estate transaction from a realtor standpoint. I wanted to talk a lot a bit today about mindset when you're coming into anything. I know a lot of people are going to be coming into entrepreneurship from the standpoint of being working for a corporation or working for a company and then transitioning, especially in the pandemic, to a. An entrepreneurial standpoint. So.

Cool. I just want to make sure I'm not missing anything. Okay, so one thing about mindset, when it comes to being an investor, being a, you know, if you start your own small business or anything like that, the winner's mindset is, to put it the simplest way I can, is to complete a circle just like the heart behind me. You don't see any exposed. If I cut this off, if I take this outside of the heart off, it's not a heart anymore. It still looks like a heart. But you get my point. My point is, is that you have to have a winner's mentality of completing a circle. And by completing that circle, I mean that everything you start, you finish, with the exception of pivoting and your business, when things aren't working out right or you can see.

A different area that's going to be able to kind of push you into an elevated stance or just a better way to do things. That's pivoting. That's different than just finishing everything that you start. That's so key in this game of real estate because it's emotional, literally up and down. You can literally have a $20,000 paycheck that's going to hit tomorrow, and everything can go bad with one bad sheet of paper, or one person that didn't sign, or one lien that didn't show up, or one lien that just got recorded or anything like that. So the mindset is more important than even the procedure. The procedures and the basic premise around wholesaling and investing is what I would more appropriately call it is pretty much, you know, once you learn it, and if you don't know it, you have tj, you have myself that you can reach out to. But that's all procedural. But as far as when it comes to the business getting up every day and creating a formula for yourself, that's going to work to get you to the point where you're consistent doing the same thing over and over and over and over, changing when you need to change. That's why I brought up the word pivoting, and that's what that means is literally you going straight and you have momentum in something and it stops working, or it's not the right way, or it's not something that's gonna be sustainable, then you need to turn, like, immediately and go to something else or try something else. Not that you're not headed the same direction. You need to pivot, find something else, and then go for it. So those are a couple mindset things that I definitely have that have definitely played a huge role in my success in wholesaling and in investing more. So does anybody have any questions about anything I said thus far at all?

Anything at all? Cool. So couple things that I wanted to go into.

See.

All right, I'm just gonna go down the list. All this stuff is really good. So first of all, you can do more than that. You. Then you think you can do, like TJ said before investing, and more specifically in the wholesale exit strategy, you're looking at, you know, historically, I mean, back, you know, when wholesaling was maybe a few years ago, people have said that. People have told me, coming into wholesaling that or investing that with the wholesale strategy, 2 to $5,000 was the fee that you would look to be gaining from that type of Exit strategy. And I don't completely believe that at all. Literally, I've had.

Large, way larger than four times that amount in wholesale fees, five times that amount, and wholesale fees just off of one transaction.

So definitely don't, don't, don't ever think that you can't do something that you haven't done. So.

Let'S see. Stop, stop blaming people for the years that you have wasted trying to prove something to them. So in this game, I mean, you're gonna have people that literally when you tell, like if you tell somebody in your household what you're about to go into or what it is or how it works, it sounds like a pyramid scheme. It sounds like something you could probably go to jail for. And that's because people are ignorant and they don't understand the law. And neither do we use it to the point where we can basically change our lives, changing our family lives, and change the lineage down the line.

Investing the exit strategy, wholesaling is, is a gateway.

For the sake of example drug to every single other point or, or avenue of real estate. You're looking at people that understand it, understand the investing side. They go into going to the game being an investor and then they end up being real estate agents. They want to be brokers, they end up going into mortgage or they vice versa. You have mortgage individuals that come over into investing and then they go into agency. I mean, it's literally a mosh pit of opportunity. So where you are right now, listening to tj, allowing her to bring me in and talk to you guys about a little bit, understanding that literally the sky's the limit, but you got to complete your circles. Literally, it's something that you have to do.

And that brings me into my next point. Don't allow someone's opinion to become your idol. You have something to do. You're here for a reason. God brought you in this situation.

Because you're supposed to be here. And to understand that and to really, really dive divulge your whole life into it, you got to understand that literally your purpose is not for anybody else, is really not for anybody else to understand or put a stamp on. So that's very paramount in making sure that you have the right mindset to go into any business and especially in real estate.

Literally the people that you need around you, the friends that you choose going forward, will change. Literally the people that you will want to be around and literally want to spend your time not just because they gain something to give you more knowledge and something that would help your business but more so just because you're gonna. You're gonna be around your friends or people anyway, but you want to be around people that can definitely grow you, and they can challenge you, and they can teach you things and everything like that. So change it. Change your circles. Not even change your circles, but if your circle doesn't work for where you're going, then definitely change it. But in the meantime, make quality connections with people that can help you in this game, and they can help you in real estate that can motivate you to do more, that can teach you things, literally. The people in real estate are forward thinkers. We're the type of people that the people in entrepreneurship. I should say not even in real estate, but most people in entrepreneurship love to share. Every time somebody reaches out to me and asks me for information, I would rather them offer me something to say, hey, look, I got something for you. Can you help me out with this? That's my most ideal situation, is for somebody to offer me some help, especially when they've done their research on me, and maybe I'm doing something that they see that they can. I can do better. Give me something, and I'll definitely. I'll throw up on them. You know, that's kind of how the game works, and that's what any mentor that you want to, you know, have in your circle. Offer some value. Provide some value, and I guarantee you'll get it back.

See here. Tj.

Hey. Yeah, I can. I can. Thank you.

Oh, you can hear me now?

Yes, yes. So I do want to get into a little bit of your specifics, too, about how you wholesale what your strategies are like.

Absolutely. We're gonna get. We're gonna get into a little bit of that.

Okay, perfect. Yeah. Okay.

Yeah. Cool. Cool, cool, cool.

My bad, my bad. I'm sorry.

No, you're good. You're good, you're good. Oh, snaps. I didn't realize what time it is. It's 6. 51. For real?

Yeah.

Oh, wow. Okay. Dang, Tom went by fast. All right, cool. So. All right, cool. One. A couple more. Let's see. Let me go through one more, and then you can. I want you to stay on so you can ask me whatever questions that may help out.

Oh, great.

Let's see. Argument, capability.

Last.

Last point to that is that. And I know TJ wants me to get to the meat of it, though, but I believe so strongly that if you don't have the right mindset, I know people that learn every step of investing in real estate that can tell you Every step of how to do it, of what to do and never do anything. So I'm telling you this because I believe so strongly that if you get these things down that you will go into anything. Even if real estate is not your thing, even if investing in real estate is not what you're supposed to do, if you get these things right, you'll be able to do anything. So my last point before we. I'll let TJ ask me some questions, is to make up in numbers. What you lack in skill, and that's something that I'm sure you've heard before, is that.

Real estate is a numbers game. Especially when we're talking about, you know, qualifying leads or running after leads or figuring those things out, you have to put in the time to get the numbers. And literally if you. It breaks down to a.

Formula, you know that if you make 100 calls, you're probably going to have, you know, 10 conversations, 10 quality conversations, which you can pull two to three leads through two, three quality leads. So make sure that you understand it. The harder you work to make up those numbers. Literally, what you lack in skill, you can make up in the numbers. Do more numbers and I guarantee you'll get more leads, more deals, and so on and so forth. So, T.J. tell me what you got.

Okay, so, yeah, I totally agree. You know, real estate investing to me is sort of like losing weight. I mean, I work out quite a bit. I try to eat right, but the working out is the easiest part. That eating right is the 97%.

Absolutely.

You are not going to be lean if you don't eat right. You can work out and still look fat and fluffy. Trust me. Water, bloated and everything else. So real estate investing is exactly the same. It is 97% mindset and 3% of the work and the effort that you put into it from a physical standpoint. Because that mindset drives you to be consistent. That why drives you to be consistent. And that's one of the first things that you have to figure out is why am I doing this? Because like I tell everybody that I mentor, sweetheart, you one deal away from changing your life.

Changing your life.

You never made $60,000 in one month before. You one deal away, right? You've never made $30,000 in two, three, six, six months before. You're one deal away from changing your life. Nobody in your family probably has ever done that one deal away. So how can you stop? You're going to receive a hundred no's before you receive one yes. It might be 500, 600, keep going one deal away. I don't care how much it takes. And that has to be your attitude. And if it's not, this ain't for you. I mean, you know, because it's the people who, who go all in and do whatever it takes that are successful in real estate, especially millionaires, when you get to the millionaire level, you've put in the systems and you go to higher quality, quality properties. So.

It'S a dope question in the comments, and I do apologize if I proceeded, John. Y' all all like super dope, Tony Robbins type people, and y' all just like, kill, smash everything, every goal that you want to do. So I'm sorry if I went back through that, but. So the question is, can my client get out of his contract if she doesn't want to continue after the assignment? So Liquisha's asking that. Liquisha. So I'll answer that, if that's okay. So Laquisha.

Want to. So what she's saying, just to explain to everybody else, she's saying once she has someone under contract, can they say, hey, no, Ms. Mitchell, Laquisha Mitchell, I don't want to be. I don't want to do business with you. You know, borrow your contract up, throw it away. So a couple different things. I normally do this. I should do it a lot more. But it's a memorandum. You can file a memorandum on every contract with the state, with the locale that you. Wherever that property is. So what that means is a memorandum. You go to the city, you call the city, they'll tell you how to file a memorandum of contract.

And so what a memorandum is, is saying, hey, look, if they go to title and try to go through title and sell the property, literally, it'll pop up as a link. So they'll have to contact you and get you to write a formal letter to clear that link. And literally what it's meant for is like, hey, if somebody tries to go. Go behind you and while your contract is still in effect and sell and sell outside of you, then they have to come through you. So you can say, hey, look, I won't clear this memorandum until you pay me this amount of money or whatever it may be. Now, the thing is, is that, I mean, it's an unwritten code of ethics for investors that I don't believe that you should lock up. You know, situations in that if you do good business, there's no one that's going to tell you, I don't want you to sell your you know, sell my property anymore. So long as you communicate with them, are honest and literally do the work. You know, literally, if it's not like a situation where they're, you know, in pre foreclosure, where they're going to lose their house and it's going to auction, then, you know, in that situation, perfect example, if a client is. If the contract that you have is going to auction in two weeks and they have an offer that's not that you didn't procure, that you didn't get, and it's a solid offer, man, I'm going to let them go do their thing. I'm going to let them sell their property. I would much rather them solve their issue than for me to get paid in that situation. That's just me. But to answer your question, you can file a memorandum, but like I said, all the other things is just like doing a good job. Communication is the number one thing. If you're communicating with somebody and letting them know what's going on and everything like that, then you shouldn't have that problem. Absolutely not.

And also, just to add a little bit to that, lakeisha, go back through your contract law. I know you said you're an agent, but go back through your contract law because when you go through the real estate agent courses, I know that it talks about that. And also Google contract law in the state of Texas.

Because contracts are binding in the state of Texas. She signed her name, to be honest with you. So if she does pull out and you are serious about this deal and you want to go the legal way, then that is possible. I don't usually do that. I let people, you know, if that's what you want to do and you figured that you don't want to sell, then. Then I just let you go because there's a whole bunch of fish in the sea.

Absolutely. I believe the same thing. So let's see. I'm gonna answer another question. I mean, can we go over 6:00' clock or, I mean, 7:00'? Clock?

Yeah.

Oh, we started at 6:30. I'm sorry, I didn't know. I was thinking that we started at six. Okay, cool.

So until we stop talking.

So.

Okay. All right. Let me know if we have any other questions. T.J. and I'll just. I'll just go through my process.

I will.

All right, just stop me. Just stop me anywhere. What I will talk about as far as my process, my process is I do a lot of direct mail. A lot of people say it doesn't work. A lot of people say a lot of things don't work. Find your niche, find what you like doing, which would fit your personality. A lot of people like the cold call. I mean, I'm good with cold calling. I like it, you know, it's one of my things. I automate a lot of stuff to get calls coming to me. But pick your passion, pick your poison or your passion and do that. My thing is direct mail, man. I do a lot of direct mail, do a lot of handwritten letters.

And there. And I stack motivation. So what I mean by stacking motivation is I'm looking for people that have not just one problem. So I would never just call or text or voicemail drop a. Just a vacant lead. So what I mean by vacant lead is somebody that has a house that's not inhabited, nobody lives there. So I would never just call that lead. Would call a vacant lead that has, that has no running water or a vacant lead that is an absentee has an absentee owner. So a vacant property that has a absentee owner, meaning that the owner doesn't stay in the house either or he stays in another house in the same area or state or another house out of state. That's my favorite vacant absentee out of state absentee. So I'm gonna write him a letter, handwritten. Hey, my name is Corey, I want to buy your house phone number. Literally that number I use, CallRail. I don't want to get too technical because I'm really technical, but I use CallRail numbers. I never use my cell phone numbers. Basically put my call rail number in my handwritten letter. And what that does is I know exactly what where that's coming from. So I'll get a call on my phone, it'll ring on my phone and that number is saved in as handwritten letters and then I'll know it's from Texas. Because I only market if I'm marketing in Texas. If I'm marketing In Arkansas, like T.J. was saying, I do a lot of virtual wholesaling. If I market in Florida, I'm gonna use a floor a local Florida number. So what that does is, you know, people. I mean, think about it. I got a call today, it was a Texas number. And I'm like, alright, cool, let me answer this. You know, if it was a, you know, Wisconsin number, I know it's more likely there's gonna be, you know, somebody that I don't want to talk to. So that local number works really well.

Anybody have any question? No? Okay, so that's one thing is Stacking, motivation and with, with any type of.

What's the one different when we virtual wholesale. What's the point? What the formula for virtual wholesale. I think what you're asking is.

Number wise. Are you speaking about numbers? Like is it going to be a 70% target for the ARV or is it going to be. Is that what you're asking? Love, Love this way. I like that some love that way. I love that way, this way.

What are you saying? Tell me what you're saying. Love this way.

But anyway, yeah, so I'll answer how.

The steps, the difference. The steps are the same. I mean it's no different. We take the same, we take the same formula to every area we go into and that's that, that's, that's what you want to do is figure out something that works. Some things don't work in certain areas. I mean, you know, naturally if you, I mean it's just certain things that doesn't work in certain markets just because of laws and whatever else. But for, for the most part you want to find something that works and just stick to it. That way your scripts don't change, you know what to say, you know how to handle rebuttals, you know how to handle certain issues and stuff like that. You definitely don't want a virtual wholesale where you don't know the law.

You want to definitely do some research on that area, talk to some title companies, talk to some agents, find out what are the things that are going to be specific to that area that's going to help you win in those areas.

So, so real quick. So I'm not sure she was talking about the maximum allowable offer times, I mean equals the after repair value times 70% minus repairs, minus the investor's minimum profit to come up with. The MAO is maximum allowable offer. So I'm not sure a lot of people struggle with how do I estimate repair costs if the property is out of town.

Well, and the thing is, for me, if I'm virtual wholesaling before I like I say I'm gonna go into that market with the mindset of let me make some connections. Literally I'll go to Facebook and start adding agents. Matter of fact, I'll create a new Facebook and start adding agents and people from just that area, literally. And so when you start doing that, you create people or you create professional, create a circle of professionals that can tell you all about the market. And they will tell if you have a savvy agent or even just a nice agent or a new Agent Newer agents are perfect to work with because they really don't have any preconceived notions about the investor yet. So they don't have any proof. Somebody may have said something bad, but if you're a nice person, then they're going to do so. Creating, creating a network of people around you that, in that area that's going to be able to be your resource. And then estimating, repairs, you can use those people. Hey, you know, Mr. Agent that I just met, I got a house over here, I'm in Texas. I can't look at it, I can't put my eyes on it. I mean, you know, of course I'm looking to buy in the area, but I need to, you know, is there any way you can go take some pictures of it for me?

You do it all the time. It's not even, it's not, you know, it's not something literally, you just have to ask the question. I'm cool with asking any question I ask anybody, almost almost anything, if that'll keep me without, you know, breaking the law, you know, getting in trouble.

But do you pay them to do that? Do you pay those people to go over there?

See, the thing is, is that this, here's the thing is that me personally, I am going to provide you some value before, before I even have a substantial conversation with you. I'm gonna look at that person and see, hey, the first thing out of my mouth is how I'm gonna help them. And literally what I'm looking for help after we have some substantial dialogue. So me, I don't really wanna pay somebody. Then I can end up paying passively through the transaction. I don't wanna have that overhead of just paying somebody to go take a picture or paying somebody to do this. I'd rather, rather have a mutually beneficial relationship.

Okay, one question in here is do you use deal machine to find leads?

Absolutely. Yeah, we can use deal machine.

I use deal machine. I mean, yeah, when I'm, when I'm driving for dollars. I mean, when I'm riding around in my car, it's the, it's the easiest way to do it. I mean, literally, if I'm multitasking, I'm on the way to the grocery store to pick up the kids or something. I'm gonna, I'm gonna do use deal machine. Opposed to trying to take my phone out and write it down and all that stuff. Just snap the picture, send the postcard like I said I would. Attach it to a call rail number, that, that or a number I mean, you don't have to use call rail, but a number that makes sense that you know where that lead is coming from. Most of the deals that. Most of the calls that people, that investors get, most of them don't even answer the phone.

I know so.

And I make it a point all the time when I see Bandit Signs. And y' all should do this too. This is great practice for what not to do. And some people are really good, so you'll learn some stuff from it. I call Bandit Signs and I'll talk to them as if I was selling a house, just. And then I'll tell them I don't want to get nobody hopes up. And then like that I'll just be like, man, I'm sorry. I just had to call you. I. I have a thing. It's my little fix, you know, I call Vander Signs. And so, you know, but it's. I've learned some good things. And then some of the people, they really, honestly, they're just trying to figure it out. So I've got. I've called Vandersigns and told them, like, man, hey, look, you. You didn't even build any kind of rapport with me. Last time I called some bender sign, the guy just picked up and he was like, how much is your house worth? And I was like, 260,000. And he was like, well, who else is on the deed? That was literally. Second question is, who else is on the deed? I was like, nobody. And he's. I mean, he literally asked me nothing about me or build any kind of rapport for me. I even know his name. So. So yeah, I do use DealMachine, and I do call Bandit Signs for fun.

What other. What other software type stuff do you use to find leads?

Software I use. I use my REI Pro a lot. I use them a lot. I use.

What else do I use? Land Glide all day. I use Land Glide a lot. Langlock even more than Deal Machine because I'm able to, you know, I can. I like the personal aspect, and then I also like stacking motivation. So if you're using Deal Machine, the thing is that you can see. You can see a lot about the property. But how do you stack motivation? You just shooting. You're kind of shooting in the blind. I like to have a little bit more control over my leads, and that's Land Glide. Thank you. Land Glide. Yeah. So Land Glide is a Apple app. Deal Machine is, of course, an Apple app. My REI Pro. It's REI Pro, but the website is my REI Pro and what I'll do is I'll, I'll put some of these links on my link tree.

Actually corywhite.com you, you can go there and I'll put it up some of those links to those different integrations I use. Thank you. Yeah, I love this T shirt too. I wear it all the time.

Let's see. Sweet Spot Locator is good for evaluating in any market. I've heard that actually used it before. Sweet Spot Locator. No, that's dope. Dope recommendation.

Dwight and I use Propstream and Go Knock as well as REI Pro. I've never used DealMachine before. I'll check it out. But I use Propstream Go Knock and those have worked well for me.

I just put those in the comments. Cool.

So. So yeah, so after I send a, a mailer, get a call back, I'm, you know, I take most of my calls. I'm not letting, I don't want, I don't, I have VA's. They do different things in my business. But for the most part I take pretty much every call that comes through. That's because I have a good system of weeding out.

People that are not going to be motivated to sell. So literally, literally a lot of times, I mean if I drop a voice, if I drop a voice, if I do a voicemail drop to highly motivated sellers and I get a call back a lot of times, a lot of my marketing, I test a spot testing. So sometimes my marketing goes straight into a voicemail where it's me talking about, hey, my name is Corey, I'm an investor. If I just called you, if I just called you and left you a voicemail, I was calling about your home. You know, I invest in this area and your, you know, area X and just wanted to have a conversation with you. If you have a few minutes, leave me a voicemail. You know, because the people that are not as motivated, I mean, you know what, you can have it, you know and we do touch, we do try to touch all of our leads three to four times. So I don't make it a point of, you know, forcing it down their throat that I'm here. But I do follow up. My follow up is everything. I have a, literally if you call me, I have a spreadsheet that all of my inbound calls come through my return calls go to. So literally I'll go to that she once a month and call down issue.

Follow up game is strong.

Follow up game is super strong. And that's why I Don't really not concerned about, hey, I gotta call you three, four times back to back to get you on the phone to, you know, I'm gonna touch you three to four times. But then I'm also going to make sure that if you. And a lot of times with the void when my voicemail drops that it shows up as a missed call. So they call me that anyway. So I guess that's why, you know, I don't have to worry about, you know, not doing that, that upfront perpetual, you know, over and over calling. So voicemail drops work really well. They're a huge part of my business. So yeah.

So out of voicemail drops, direct mail and text messaging, which would you say is your favorite and what systems do you use to do those?

Direct mail is gonna be probably my favorite. Cause I only direct mail somebody that I know needs to sell. Like they are tax delinquent, they are pre foreclosure, they are, you know, they're on a water list. Like it's. They need to sell. So I'm.

So they have multiple things going on, like you said, stacked up.

Multiple levels of motivation is what I.

Like to call it. Oh, I love that.

And so, so when they have multiple levels of motivation, I mean if it's in Dallas, where I live, I'm gonna go, I'll go knock on the door. If it's that type of situation, then I know, I know you, you have, you're gonna sell to somebody. So you need to sell, you know, and I'm gonna do the due diligence to and I'm just gonna be, I'm gonna be me. Like literally I'm gonna show up in my mind in my black owned business T shirt and, and I'm gonna help you solve your problem.

Absolutely.

That's my attitude. And literally that's what, that's what works is that if you believe it, if you believe in yourself, if you believe you, then other people gonna believe you too. You can't tell me, you can't make me believe anything else about me. This is what it is. So.

Let's see. Oh, voicemail drops. I use Stratix Networks.

Strategy works, is a dope platform, unlimited voicemail drops. All of this stuff is man. I mean if you guys are just starting out, I mean to be honest with you, the number one thing I'll be doing, if I didn't have a huge budget, even if I had a huge budget, money to spend on all this marketing and stuff, I would be trying to find a deal through my network. Would literally be messaging everybody on my timeline telling them, hey, I'm an investor. You know, I'm looking for a house to buy. I need to buy something. Now. Do you have any friends or family members in any situations where I can solve a problem? Not that you're trying to necessarily buy something. Tell them you solve real estate issues. That's all I do. That's all I would do. I wouldn't spend money on marketing. I just wouldn't. Because it's not advantageous. I mean, you can do all that. I've had months where I didn't get a deal doing marketing, but I got a deal from my network. The people that know and love me, they're like, hey, Corey does real estate. I don't even know what I do, really. Most people are like, what? What do you do? I thought you were a realtor. I'm like, nah, I'm not. I'm not licensed. And so they. They just literally see me doing real estate, and then that's all I needed to know is that I solve issues. And so.

Let'S see. County office lead. Do you contact the county office to find out a lead is delinquent or is that info already provided? A lead is delinquent. Text there. You can. You can run the address through your local. Local tax. What is the text? What is the text? The text? Entity Call. Anyway.

Hcad. D. Cad. It's the cad. Whatever. Whatever your lowest. Whatever your local tax authority is, you can sometimes go to their web. I mean, who doesn't have a website? This is always a search engine somewhere on there to find out. Basically, you just put an address in there and it'll tell you if this. If this address has a tax delinquency or not.

Go ahead and you can use prop stream. Prop stream has that information too.

That's dope. Yeah. Yeah. And yeah, most of the. Most of the CRM do the same thing. But the thing is, is that, I mean, I don't know. I don't know how accurate proxim is. I'm, you know, if propstream has.

It is.

That's. That's amazing. And I need to check out that. But go to the city, look it up. You got it.

Find properties to have. Yeah, that was.

I'm just reiterating.

I got you. Is it info? Yeah. All right, cool. So.

Yeah, so, yeah, no problem. Sir. What was the other site? What was a prop stream are you talking about?

I don't know what they mean. What was the other site for? What? What? For what?

Oh, d. Cash. She's talking about the. So you would just look up tax. Tax, tax appraisal district or something like that. Tax. Yeah, tax. Just put taxes in your county or property tax your account and it should come up. It's going to be somewhere. It's different for every little county. So.

The other is fine. And texting me. Yeah. Oh, well, I don't know. You may be talking about prop stream.

Yeah. Prop should put on the screen.

Yeah, I will. So let me ask you to find out when people's water is off. How do you do that?

Waterless. Go on YouTube. There's several ways. Like I said, it's. It's specific to each county. There are several. Literally, if you do, it ain't that hard. Call the city. Call until you get somebody that will talk to you.

Mm.

And these people have been working for these ladies. Been working from the men. Ladies or men have worked, been working with the city 20, 30 years. They know everything. Oh, you got a call. Bob down there and he's extension 625 and he'll give you all of the water list, baby, you know I'm saying I had it happen every, every place. So just call and talk to them. Don't make it more difficult than what it is. Pick up the phone and talk to somebody.

Gotcha. Perfect.

So.

Let'S see what else do I do? The follow up is the key. Create a system that works for you. You can get, once you get started, getting all, Going to all these websites, getting all this information, finding all these different ways of putting it all together, it's gonna get real complicated. If you don't know what you're doing or if you don't know how to merge all this stuff together, it's just gonna be lost. You're gonna have a hundred thousand dollars worth of opportunity over here that ain't never gonna get touched. You're gonna have 50, 50 grand over here, you're gonna have 25 over here. You're gonna have money everywhere that you ain't gonna. Just because you. It's analysis paralysis. You looking at everything like, yo, I can't. What do I do next? So keep it simple. Keep it, keep it. Keep it simple. They say keep it simple negatively, but I say keep it simple, smarty. You know what I'm saying? Keep it simple. Like do find a way that works for you. Get a Google sheet and everything that you deal with or even what you see are in them. If you have Propstream or my REI Pro, make sure you manage your leads from there and make sure you put notes on your leads. I have a Google sheet that I give to my mentees that it's a custom sheet that I built for follow ups. And literally it has. The last time I talked to you, last time I talked to that lead, where it came from, the lead status, whether it's a.

Whether it's a, under contract or seriously, you know, kind of a serious leader, a hot lead, it just has all kind of dispositions to help me understand. And literally everything that I have, I have set up goes to that sheet. So if I put something in my REI Pro, it goes to that sheet automatically. So literally I know if I even touch a property, the address goes there anyway. So I, no matter what I do, if I have a lead that comes in through.

Through podium, I have a, everything goes in my podium. Giving this to you, all this so y' all can have it. But it's a lot of integration. This is probably three, four years of integration stuff. But Podio is basically a hub. It's no more than a CRM that you would get from my REI Pro or.

Maria Pro or Propstream, but it does a lot of integration. It has a lot of integration in it. So find something that works for you. If you, if you need to have any, get you a black, some black chalk and paint your wall and put all your leads up. I got it in the other room. I came in here so y' all wouldn't see all my leads, but literally I have a board wall to wall with about, you know, it's probably 50, 50 properties on there. 27 of them are under contract.

Awesome.

So, yeah, so yeah, just do whatever works. But the thing is that, yeah, definitely create systems. The thing is to do something to do that's the most important thing.

Say that again. You broke up a little bit.

I said the key thing is to do something.

Oh, absolutely.

Yeah. So, yeah. And so she said, when we were newbies, how do we handle no's? We, we asked another probing question.

We literally. I know, I know. I mean like that's the thing. How did you get the. No, you had to ask the close ended question. Do you want to sell your house? No.

That'S the wrong quote. You, you created that answer. So you want to ask questions instead of asking, you know, you want to ask them something to the effect of how much do you think if you were to fix your house up and make it 2020 position, you know, standards, how much do you think it would be to fix it up?

That's a number. That's Not a yes or no question.

So if you're perfect, give me, give me your perfect, perfect situation for you walking away from your partner. It's not a yes or no question. You know what I'm saying? You have to ask open ended and really good probing questions that sound conversational and it really that you're concerned about. You're asking like the guy asked me who's on the deed. I've never asked that before. I would never ask it. You know, that's not something I would have on the first conversation with somebody.

Probably in the contract.

I get the lead, are they interested in selling and doing the deal? What's next? Okay, Facebook user, after I get the lead, are they interested in selling and doing the. And they're interested in selling and doing the deal, then what's next?

If they're interested in selling and doing the deal. I'm going to get a commitment on, on the phone.

I'm going to get a commitment on the phone verbally and then I'm going to immediately send the contract.

So I wouldn't waste time. I wouldn't. Honestly, it's. See the thing is that you want to, you want to definitely have some kind of option in your contract so that once you make an offer on the phone, you can easily explain to them, hey, I'm going to send you an offer. From what we discussed, my contract has a.

10 day inspection clause. So within that 10 days I am going to do my due diligence on the property. Not saying that my offer is going to change at all or anything like that, but I just need to make sure. It just gives me a little bit of time to make sure.

If you have somebody say they're willing to sell, lock it up.

Absolutely lock it up.

Property on the contract. Yeah. And TJ said that how much? Yeah, yeah, she just put in my question.

Okay, if I find a deal, someone wants to sell, I think we didn't cover that. Oh yeah, let me go back. Monique. Yeah. You wanna build some rapport. I mean, you know, if somebody wants to sell too quick, it may be, you may be buying for two, you're paying too much. If they say yes, you give them a number. And first of all, you don't wanna ever give the first number. You wanna fat, fine. Until you figure out everything you can, you want them to tell your number first. So if at all possible, get a number out of the homeowner before you actually give them a number. You don't ever want to give the first, first offer. That's just My rule of thumb.

Monique, what other questions? Do you have money? I can't find a buyer in 10 days. How do you back out? Oh, no. So the contract.

My contract is normally 30 days. So you wouldn't be looking to find a buyer in 10 days. That, that's just an option period for you to either renegotiate or back out of the contract.

So yeah, you definitely, I mean, hopefully you find a buyer in 10 days, but normally it takes a little bit longer. And the 10 day is specifically for you to evaluate the property. So like, let's say you get somebody on the phone that's really motivated and they're like, hey, I'll take this amount. You want to go ahead and lock the contract up, lock the deal up. But then you also want to explain to them that, hey, I'm going to have my contract just to let you know it has a 10 day option period for me just so I can do my due diligence to make sure that everything is going to work out for yourself and myself and so that I do everything that I say I'm going to do. And I want to be totally clear and transparent with you that this is, this is what that's for. If you read over that and you have a question about. Just wanted to give you that up front.

All right, thank you. What's the price of finding a buyer? And do you have your bar? Yeah, that's. So that's, that's the thing that's probably the most important part is that.

Finding buyers is easy. You can literally. I don't know about with COVID but before COVID you know, when I was starting out, I went to the pre foreclosure auctions every, every first Tuesday of the month. And I went out there with cards and I went out there and my mind and my black owned business shirt. Now I had my, my businesses shirt on, you know, with my logo. I look really professional. And I just talked to people about what I do. I told them straight up that I'm an investor with my primary strategy. Most 70% of my deals are exited using the wholesale strategy. And I just want to work and you know, I normally get properties well before they get to the auction. And most people are like, okay, cool, that's it, you know, exchange numbers. And then you have, you have cash buyers. You don't have to worry about going through, you know, people that, you don't even know what they do. You know, these guys, you can look around at the guy with this putting up the number. The most and say, that's the guy. I'll need to know if he's buying 10 houses at the auction.

So.

Is it 30 days after an inspection and is it in your country, is it 30 days after? Yeah, normally it's a 30 day contract.

You don't want to lock up. You don't want to lock up a deal for, you know, long, you know, this extreme amount of time. If you can't make it happen, then, you know, you need to get some help or you need to let it go, honestly. And I mean, getting help is not, you know, you could definitely reach out to tj. TJ will help you. That's what this game is about. Don't be afraid. I see a lot of newbies coming in and they're like, so somebody hit me up on Facebook yesterday and the girl goes.

She said, are you buying in Indianapolis? This is where she was, I guess. And I'm like, possibly, you know, like, send me the address. And she's like, oh, I can't share the address. I can tell you it's five minutes from Sundance Square or something like that. And I'm like, well, that means nothing to me. You know what I'm saying? That means absolutely nothing.

Like, so that means you don't have it under contract.

You don't. I mean, they could have it under contract and just be too afraid that somebody gonna take it from them or something like that. They just don't know. And, and I agree with you, they probably don't have it under contract or they're selling somebody else's deal. But there's nothing wrong with that. You know, be transparent. Reach out to the people that's helping you. Don't reach out to people that's not, you know, providing value to you. Reach out to people that taught you something and connect. Go ahead.

I'm sorry for interrupting. There are so many investors too. When they, when young people are in this group, or even, you know, not necessarily young, but new people that are asking questions and man, they are such butt heads in some of these groups. Like, that'll be $5,000. It's a simple question, bro. Just answer. If somebody just has one question. Answer that one question now. If they need hand holding and walking through a deal and they want more than that, then cool, there's a fee for that. Everybody understands that time is money. But, you know, I think that people's attitudes have stopped a lot of people from inboxing folks and answering questions. But I answer questions all day for notary information and for all other Kinds of stuff all day long. So don't hesitate to hit me if you have a question.

Absolutely. Myself as well. Reach out. Do you partner with an inspector for the 10 day due diligence or do you determine that by yourself?

You can, you can do that. I mean if you can partner with an inspector. I have inspectors on my team. So you know, I haven't said inspectors in certain areas that will go out and do stuff for me. But then again, that's what I'm saying. Those are where the relationships are built. Knowing not many inspectors are going to go out and look at a property without you payment. That's their livelihood. They do, you know, they're doing that day in and day out. So you, you definitely want to have at least.

Pictures of it. Great pictures of it. Most of the times in a real estate transaction. I haven't seen a real estate transaction go through where somebody just bought a property sight unseen without getting an inspection at closing or right before closing. Right. So that's going to happen anyway if you do your due diligence. And that's one thing that you would definitely need to get from your owners is get a seller's disclosure.

Get them to fill out a seller's disclosure. You can go to, you know, if you're in Texas, get the Texas real estate sellers, you know, sellers disclosures on the Texas Real Estate Commission website. Grab it, get them to fill it out. That alleviates any kind of questions about whatever and encourage your sellers to be very, very transparent, you know, and to say yes, say, and say what is true, like tips. You have to tell them to, hey, everything that could have been, you know, anything that happened with this property, you need to put it down. You cannot. And the thing is that you have to be careful. You do not want your seller to think that you're a licensed agent if you're not a license agent. So sellers using sellers disclosure, you just want to say, hey look, this is the official document from the state, I'm not an agent or anything like that. I say that all the time. I'm not an agent or anything like that. I'm not licensed. But, but this will help us move everything smoother for us to have your pretty much take and your. Nobody knows more about this property than you. So this just gives us something that we can hand to somebody else and.

Also to piggyback on that inspection portion. My guys, my contractors. Now an inspector does that for a living and they want their money. I have a contractor, general contractor, who I partner with and he just does I mean, you know, he's eating off of me all the time. And I make sure that if he ain't eating off me, I've recommended him to other people who I mentor or who I find so that he can have constant work. Just in my family alone, everybody knows him. So he. And it's a few of them. So they go out and inspect properties for me. And when I say inspect, I. They go out, take a walk around, look and see what's wrong. If you've been in this business for a while, you can spot things. Like if you spot a crack in the wall that goes from the wall to the floor, all the way across the floor, that's probably foundation. If you look at the roof and it looks bald, like there aren't a whole lot of shingles, or the shingles are real, you know, they don't have that grainy stuff on them. Probably needs a new roof. If you see water spots on the ceiling, there was probably a water leak at one time or another. If you see a mound of dirt on the side of the house that's kind of like going up, it probably has termites. These are the things that you go into a house looking at. You look at the AC system, you look at the coils, you try to figure out, you know, what's wrong. Because those are the things that eat your money up. The foundation, the roof, the H vac system, sometimes the plumbing, electrical. Those are the major things that'll eat all of your money up. And if you get it wrong, you'll be looking stupid. So those are the major things that my guys do. We can work with. We can work with sheetrock all day long. That's easy. That's the easy part. But the major things are what I need my guys to figure out. Do you smell mold? Yeah, mold is a smell. You can smell mole. It smells wet. It's the same as some wet clothes. You can walk in and immediately smell mole. So from an inspection point, I mean, yeah, from an inspection mind frame, not necessarily even an inspection. I get my guys to go out because they'll go out for free because I do business with them. So if you know a contractor, if you have a contractor in your family, somebody that fixes up houses, go out there with them their first few times that they go and say, hey, Uncle Buddy, can you come out to this house with me? I'll be looking at it. I don't really know what I'm looking at. And have him point out what he sees. Do that every time that you Take a contractor out there and you'll have an eye for yourself and be able to look at things yourself. And. And then you get so good as to where you walk through the house with a camera or with them on FaceTime, and then they'll say, hold on, hold on, back up. And so they don't have to even go out there. So it's all about just being creative, guys being creative and doing what you got to do because this is your business. So, yeah, you don't want to ask somebody to do a whole bunch of stuff for free, but there are people that are in your corner, especially when they know. Yeah, she feeds me all year long. So it's 7:36 now, guys.

Going to take one. I'm going to take. So no more questions in the chat after Sarah, but there were, I think, three other questions. Do you partner with the inspection.

And how do you word having 30 days to find a buyer in your contract? Sorry if I'm confusing things. Just trying to figure out the way to back out if you can't find, if you can't land a buyer.

Well, I don't want to get into how you word a contract because that would probably, you know, I would have to be an attorney to do that.

Absolutely.

So you just. There are ways you definitely want to consult an attorney on, you know, how to word your contract because it's different in every state.

So. Yeah, same question is that. Yeah, it's not. It's not a way you definitely want to consider an attorney. That's what I did. I sat down and told my real estate attorney what, what goals I have, what, how I'm doing business in real estate. And we came up with something that worked for my business in Texas and some of the other footprints that I work in. So the thing is, is that you want to set the expectations. So what I will say is that.

I will set the expectation. I would let the contract speak for itself. There are a lot of contracts online that are good to use, good assignment contracts to use, but let your contract speak for itself. If you want to come up with your own verbiage for how you want to do your business, consult an attorney. I think that's.

And when you talk about backing out of a deal, first off, make sure that it's a deal, because everybody wants a deal. It's a half deal. If it's a partial deal, if it's not a deal that you think is really a deal, if it's like on the edge and you can't find a buyer, Then yeah, you'll lose. But if you are sure that it's a deal, deal, you won't lose. Make it a deal.

The numbers don't lie either.

Make it a deal. If it's a deal. It's a million people out here that are looking for deals. What I see is people, especially people who are wholesaling properties. It's not a deal. It's not a deal. You want to give the bulk of the money, in my opinion, to the person who's taking the most risk. If you're a wholesaler and you're taking 15, $20,000 and it's not enough money for me to make 30, 20 to 30 and I'm packing all of this wrist in, that's not really a deal for me. I walk away.

Absolutely. And another thing to that is that.

Some deals are not for everybody. You have to understand. So that's why it's important to develop relationships with buyers and know what they want. So I have a list that I ask every buyer that I have a conversation with and I have them fill that out. And so I want to know exactly what they're. Cause some buyers can buy higher, they can buy it 85% because their exit strategy is the buy and hold. Whereas another buyer that's wanting to flip needs that. They need the numbers to be low. They need to be at the formula, you know, maximum allowable offer formula, the 70% of ARV of the after repair value. So just make sure that you develop the relationship and ask the right questions. Again, having conversation, asking your buyers open ended questions so they can tell you everything that they need that you need to know to bring them right there that are candid to know.

And the last question is, what do you have to pay out of pocket before, what all do you have to pay out of pocket for before closing?

What all do I have to pay out of pocket before closing? Marketing. I paid for, I paid to clean out properties, I paid to cut grass. I paid. It just depends if it's a deal. Like I say, some houses, I mean I can look at it and it's just dirty. And I'm like, man, I could get probably five more thousand dollars. Deal is just pay somebody a couple hundred dollars to clean it or go clean it myself. And so. But typically there are not many expenses that you would need to pay out of pocket before closing besides your marketing, your gas, what you have to do to, you know, market the deal and get it sold. But TJ maybe you have something more on what out of pocket expenses before closing.

I mean, before closing. So, Sarah, we can talk about that. I could talk to you about that a little bit offline, but like you said, I mean, maybe, you know, marketing.

Foreclosing costs. I kind of predicted that that's what you're asking is how much you need for closing costs. I'd say it kind of depends on the deal. But if you have $10,000, more than likely, you're good.

Yeah, it's normally 2%.

The whole transaction amount. So if the house sells for $250,000, you can look at 2% of that being.

Closing costs. That should normally, most of the time, take care of everything.

So, Corey, thank you. We appreciate you. You have been awesome. I hope you've enjoyed this. I know you've given a whole bunch of valuable information, and you did exactly what I wanted you to do for these people. You kept it real. You gave them, you know, the unfiltered truth about things, which is what I want to do for these people and give them, you know, just a start and to answer some questions for them. Guys, please don't hesitate to like this video. Subscribe to my channel at Solutions by TJ on YouTube. Join us at the Millennial Masterclass on Facebook. The investing group Corey has groups on Facebook as well. So please don't hesitate to reach out to Corey. If you're in Texas. He offers things as well. As far as as he sells the contracts that he has, he has a packet of 20 contracts that work for people in the state of Texas, and he offers services as well. So, hey, if you have questions, reach out to us. We appreciate you all for joining us tonight. It has been a pleasure, A pleasure, A pleasure.

And you can go. You can go to my website, and there's a link on it. It says, connect with me. And literally, that link takes you to my link tree, and it's pretty much every way to contact me. So all of my information is on the website on coreywhite.com. so I appreciate you guys for listening today. Thank you for tuning in. And y' all don't know what you have. This woman right here, tj, is a jewel when it comes to. She's just a wealth of knowledge when it comes to real estate, and what she's done in the industry is amazing. So, you know, I'm saying just like, thank God that you have somebody that's in your corner that's gonna teach you this game. So you got one of the best.

Thank you, thank you, thank you. I appreciate that. Okay, y' all, good night. Be blessed.

All right.