Tyson Smith runs a live wholesaling operation, cold-calling leads and negotiating deals in real time. He covers assignment fee taxes, ARV calculations, lead sourcing through Facebook and Google ads, and building a remote team. He shares his calls-to-deal ratios for absentee owner leads and offers free contracts and scripts.
Chapters
Oh, fuck. What's up? What's up? What's up? What's up? What's up? Yo, what's up Kenny? All right, I need to post something on my fucking— my Instagram story that I'm live calling leads. Oh, holy shit, guys, my back is so messed up. This is crazy. All right, all right, we got a— took a photo, hit a shaka. Very chill, very chill. Link.
Paste.
Buying houses live. All right, watch me make some lowball offers. Your story, let's go. All right, we're cooking, we're cooking, boys. Hey, what's up? Another good day to make some money. You're damn right it is. All right, uh, listen, everybody in the YouTube chat, I'm about to make some calls and I don't know if I set this audio correctly to where you guys will be able to hear it. Liam, bro, whenever you want, dog, you gotta come over. We'll fuck it, we'll have some gin and tonics, you can meet my baby. That would be, that'd be super dope, bro. All right, I gotta hear, I gotta hear about this clothing brand too, bro. I gotta hear about that. All right, okay, everybody watching on YouTube, all 5 of you, I need you— when I make a, when I make a phone call, I need you to tell me Um, if you can hear it, like if you can hear the, uh, the dial tones, can you guys hear that?
I'm sorry, you can't leave a message because—
can't leave a message because why? Yes, we can hear. Yes. All right, so I did set it up correctly. There was some computer voodoo magic I had to do to get this working right. I'm glad to hear it worked. Yo, thank you, Liam, you're the man, bro. Thank you for the galaxy, dude. You got me You got me feeling like one of those professional TikTok live panhandlers. All right, did you find your close that deal yesterday with that lady? Dude, okay, I called Treva at 7:30 AM this morning. I'm in bed, I called her up and she says, "Tyson, turns out I have an $11,000 IRS tax lien on my house." So she's like, I need to get this figured out. So we're actually going to call her and I'm going to tell her I'm going to figure that out for her. Just had a deal fall through today. Back to the drawing board. Oh no, what happened, bro? Why'd the deal fall through? How much of assignment fees go into taxes? So assignment fees are taxed as earned income. So— or they're counted as earned income. Right. So they're taxed based on your individual tax situation. Right. It's just like what tax bracket you're in. But you obviously get a tax attorney who knows what the fuck they're doing. Right. All right. Depends. I don't know. Again, I don't talk about tax strategy. I'm not a CPA. I'm not a tax attorney. I advise you to not worry about taxes. Instead, go make your— go close your first deal, go make $20 grand, and then go talk with a tax attorney. My advice, get a tax attorney, not a CPA. I appreciate you, Liam. Thank you, brother. That's the goal. Are you gonna do some live comping, Beto? I can't do live comping anymore because YouTube will take it down if I show any addresses. YouTube says that I'm exposing private information and they ban me, so I can't show addresses anymore, bro. I'm really sorry about that. So all you get is my dome piece, my face. I hope that that will be enough for you. Okay, property in Knoxville. Let's see what we got here. His name's Alan. All right, he's been playing with me for 2 weeks trying to get me an offer more.
Your call has been forwarded to voicemail. The person you're trying—
you have to— you, you need to keep following up with that lead, right? Because here's the thing, when When that happens, when you lose a deal, so guys, somebody in my YouTube chat basically said they've been following up this person for 2 weeks, they were really interested, but then they ended up signing with somebody else that offered them $10K more. More than likely, this person overpaid. So you need to keep following up with this person, right? The seller, because more than likely, if they overpaid, they're not gonna be able to sell the deal, they're not gonna close. Now you're in a great position 'cause you're like, dude, I figured that would happen, right? And now you're gonna have even more negotiating leverage to get the deal for even cheaper. You're like, dude, that person fucked you over. Like, if you want this to close, we have to be here. Do you wholesale land? I have wholesale land, but it's not my focus. Um, you know, I get land deals, I do them, um, but, uh, no, I focus on single-family residential houses. All right, come on, Alan. Interesting. Can they be— I don't even know what groups you're talking about specifically, but what I can tell you, man, is when you're posting deals you have under contract in Facebook groups, you don't include the address. You make people call you to get the address, so then you can call them and talk to them and make sure that they're like a legit buyer. Any update on the lady from yesterday? We'll call the lady from yesterday in a little bit.
Your call has been forwarded.
Um, she, she told me this morning, I talked to her this morning and she said she has an $11,000 tax lien on the property that she just found out about. They got put on there in 2018, so that thing has had 7 years to accrue interest. And basically I'm gonna have to tell her, look, sell it to me, let me, because once I have equitable interest, then I can call the IRS and negotiate it down. Um, okay, I'm figuring they overpaid with $55K needed for repairs, and I've already been told the folks offering are just going to come back and try to renege deal. Exactly, that's what you need to do. You just need to sow seeds of doubt in these other people. My parents are wanting to sell their property in North Texas. How can I help them possibly make profit? Well, first ask yourself this: does your parents' house need a lot of repairs, and do they need to sell it quickly? I'm paying 5,200 RN for the first 3 people who message me. Dude, okay, I hate these fucking scammers, bro.
Mute.
Okay, if ARV is $600K, do I still multiply by 70%? Never in my entire social media career have I ever told anybody to multiply some shit by 75%. Never. Okay, if the ARV is $600K, then you need to analyze the deal, okay? You need to figure out how much are the repairs, put it into my calculator, and fucking get your MAO. Can I hop on a live with you to talk about a property? I don't know, tell me the details about it and explain to you— explain to me why you want to hop on the live.
All right.
Hey, the goat's back! Haven't seen you live on YouTube in a while, dude. Thank you, man. I really appreciate— dude, some of you guys say the nicest shit, man. I really appreciate that. Thank you. Some of you guys say some mean shit. I've been on the internet long enough to where I've developed a shell, but when people say nice shit, I really appreciate it. Yeah, man, I've not been live on YouTube because number one, I had to figure out how to make YouTube Live work where you can actually hear my computer, and I figured that out today. And number 2 is I can't show my screen anymore on YouTube because my videos kept getting banned because I was showing addresses, and YouTube was like, you're doxxing people. I was like, what the fuck? So you just gotta get— you're just getting my dome piece now. But yeah, man, I've been ripping the lives on TikTok, and it's been a lot of fun, and I want to keep doing them. So, all right, what do we got here? Property in Memphis. Where's my acquisition number? There we go. We're gonna call using a Memphis number, of course. Cold call lead. I can't send so much text on here, there's a limit. Do you have the deal under contract already? No, I, I can't, I can't show my screen and show address on TikTok either.
You reached the voicemail of Mikel Lowry. I'm unavailable to take a call at the present time.
Um, yo, by the way, if you guys do have questions, I don't know, dude, TikTok's got all these features they want me to try. But you guys can just message me directly, which is pretty chill. All right. I've been studying psychology and so I'm really getting used to it, huh? Thank you for your videos though. I usually join on TikTok as Dylan Cook. Oh yeah, bro, I've seen you, man. Which is funny is I'm actually, I know a guy named Dylan Cook that's like my friend. He is the person that I buy my seats to Arizona sports team games. Not that I go to very many sports events, but when I do, I buy them with Dylan. Alright, my man, what advice would you give a man who loves his job and work but doesn't make enough for California? That's tough, bro. That's tough. Ah, man. Here's the thing. If you are truly passionate about anything, you can make more money by just simply being on the internet, okay? So for instance, I don't know what your job is, but let's say that you are just, you fucking, you work with kids. You're a daycare person and you love working with kids and you love watching them and being able to do this, whatever, but you just don't make enough money doing that. Create a TikTok channel, talk about what you do at work, talk about strategies you do and different games you play. Build a following revolved around being a great fucking daycare worker, okay? Then sell people into an online community or sell them a product or something. You don't even have to worry about how you're gonna monetize. First step is just build a community. How to monetize will come later, but you can make a fuck ton of money doing anything. If you love something and you're interested in it, you can make money selling shit about it on the internet. But first you have to build a community around it, right? But bro, if you're not on social media, you're not talking about the shit that you love, you're just— you're severely disadvantaging yourself. All right, okay. I just want to see if I can— today— and they will— all right, hold on. All right, brother, where do I get a contract and how much are they, and are there any free? Yes, I give away my contracts for free. Just DM me the word contract, which, hold up, I need to make sure that that shit is set up so it works. Give me a sec. God, dude, I told myself I actually want to make a lot of calls today and have a lot of conversations, but I always get sidetracked. I got this property under contract for $110,000, close on the 16th. I have a buyer guaranteed for $120,000. but I also have a guy saying two other people are interested at 150. Do I have enough time to consider the other buyers before closing? I mean, you need to, you just need, you have to make a decision fucking today, bro. If you're talking about the 16th of today or of this month, then you need to tell those other people, hey, look, if you guys, you guys need to be able to submit your offers fucking today, right? And you need to get them access and get it done or at least by like tomorrow. But for me, I always take the done deal, right? I will sell my deals for less money to other end buyers. You know, I'll take $5,000 haircuts or whatever because it's somebody I know that is gonna close. All right, do I need a finance team? Yes, very important to get a finance team. Okay, all right. God, this is so annoying. All right, yes, guys, if you guys need the contracts, the wholesale contracts, just DM me the word contract on, um, on TikTok or Instagram and I'll send them over to you for free. All right, finance team is in a title company. No, Kryptonite, it's, it's a joke because, uh, basically when I'm making offers, or at least when I first, when I first got on social media and on TikTok It was when I was really grinding, building my wholesale company and I was doing acquisitions. Like I was calling, buying houses every single day on live. And I would always say like, basically to the people I was talking to, after I'd gotten all the information, I'd be like, hey, I'm gonna bring this back to my finance team and I'll give you a call back with the offer. And then as a joke, I called the chat, the finance team, and I would always ask them how much I should offer. And then they would give me the stupidest fucking offers ever. They'd be like, I'd sit there and talk about me comping the deal. I'd be like, all right, my MAO is $100K, finance team, how much should I offer? And everybody's like, offer him $200. I'm like, dude, what? What are we talking about? Should we bring that back? Do we need the finance team back? Do I need to start consulting you guys on how much I should offer? All right, I've got a flash goal. What does this mean? All right, flash goal, 12 gifts or send rose. All right guys, do it, send roses. Okay, can, can only cold calling 200 people a day get you a deal?
I'm gonna double your call.
Yes, yes, if you make 200 cold calls a day, you can get a deal. I was a head of finance, right on. All right, first we need to get somebody to answer the fucking phone. The problem is I'm a nice guy and I let all of my new leads go to my acquisitions agents, and so I'm just calling the fucking shit that nobody's answered, so it's hard for me to get somebody on the phone.
Your call has been forwarded to voicemail. The person you're trying to reach is not available.
Yo, Rowan, I appreciate that, bro. I appreciate that, man. You look— vacant land is a great way to make money. Every, every, every facet of real estate works, man. It doesn't matter if you're wholesaling houses, land, gas stations, apartment complexes. It all works. But for me, I want to do the thing that's going to make me the most amount of money. That's why I'm really focused right now On wholesaling luxury houses. What is this? This person's fucking phone doesn't work. We're gonna move them to dead leads. All right, internal comment, phone doesn't work. Send. And then I need to go change the opportunity, add it to a dead lead. Guys, something about my dead leads is every single time I add a lead to dead, a human checks it to see why it's dead. Because again, we only mark shit dead, meaning we're not marketing to it anymore, if they threaten to sue, if they've sold the house, or they die, or the number doesn't work. All right, if you get something under contract and they start moving and packing and then you back out of the contract, are they just kind of fucked and have to move back in? Yes. That's why it's very important to keep a constant stream of communication with people like that. Like when people are moving, like, and I start to get the hint that, hey, this deal isn't going to work, I'm immediately communicating that with them, right? I'm telling them, hey, right, we're still trying to put together the financing, you know, get a finance partner on this. It's not looking good, especially if we've gotten offers that are less like— so for instance, let's say that I have somebody, I've offered them $200K, they're planning on moving in 2 weeks, they're packing up and shit. And I got a couple end buyers go in there and they're only offering $180K. I'm gonna be talking with the seller about this. I'm gonna say, dude, my financial partners are all saying we're coming in way lower than what we got, right? All right, I'm trying to renegotiate price, but the seller ghosted me after signing a contract. What do I do? Angie, we have something called the Nastygram that we send people that are in that situation. Well, here, here's two pro tips, okay? So you get somebody to sign a contract and then they ghost you. First step, send them this text message. Send them a text message that says automated message, like in brackets or something. Make it look like it was written by AI and say, we are now confirmed your appointment to come inspect the property at 9 a.m. tomorrow morning. The inspection should take about 1.5 hours. Please reply stop if that doesn't work, or please reply something to cancel. Then boom, when they try and cancel it, then you got to get on like, yo, what the fuck? Haven't heard from you. What's going on right now? If that doesn't work, we send them what's called a nasty gram, which is basically this letter I had an attorney write that basically says, hey, fucker, you got to sell your house or we're going to sue your ass, right? Then that gets them. That's got 100% success rate for me. Wait, bro, it's for land. Uh, another reason why houses are better, man. All right. Hey, I just started cold calling after watching your free course on YouTube. I'm using Virtual Flip Leads, but I have one question. Do you skip over any property, the phone number having DNC list on it? That's a personal decision you're gonna have to make. I personally still call them. Okay, are you ever gonna do an in-person event/training? Yes, Tarek, we are. I'm planning one for the beginning of next year. I'm gonna be doing it with my friends that are also very successful wholesalers. They wholesale land, and we're gonna do a combined event where we're gonna teach you how to wholesale houses and land and give you a bunch of advanced tricks. We're still figuring out where we're gonna do it at and what exactly it's gonna be, but it's going to be dope. Thank you, man, for this. You don't know what this means. I feel like I'm almost there, dude. That's what we're here for, bro, and you are there, okay? Look, if you're here, you're, you're in the fucking streams. You're, you're, dude, you're a part of it, man. You know what you need to know. It's just about taking action, okay? Uh, what are the chances, uh, I get help from you on a property that I've tried contacting? She's a real estate agent but selling this home individually. She's stuck on the potential, but it's run down. I'll give you a percent of the assignment fee. I'll tell you what, I'll call her, but I want half. If I get it contracted, I'll contract it, I'll do all the work, I'll sell it, but I'm— I'll give you 50%. All right, yo, shout out to Ray at Rain Man's Fun for following. Guys, if you guys are in here, if you guys are watching, if you guys are on YouTube, you're on TikTok, and you guys are enjoying the content, you find this helpful, you find it at the very least entertaining, Or you're just here to hate watch, that's fine too. Just make sure that you're supporting the channel, you're following, you're subscribing. It's all very important, right? I need to see those numbers go up. All right, deal. Okay, uh, is what I need you to do, Chasing Serotonin, is, uh, just submit the information at jvwithtyson.com. I understand that the deal isn't locked up, but I'll go ahead and call them live on stream right now. Yeah, JVwithTyson.com, that's where you want to submit it. Okay, what are we doing here? All right, where's this property? Durham, Raleigh-Durham. SMS lead right here.
Hi, this is Todd. If you can just leave a brief message.
Todd, I'm not leaving you a message, dude. We're calling you. Fuck, what number am I calling from? Oof, not the right number.
Hi, this is Todd. If you can—
I need to switch to my North Carolina number. This guy's like, what the fuck? All right, question: you do virtual or local or both? All virtual.
Hi, this is Todd. If you can just leave a brief message, I'll get back to you.
Uh, yes, I absolutely use, uh, Facebook to sell deals. Tyson, absolutely. Go to— yo, Kenny, thank you guys. I really appreciate the nice messages. Love the vids. Thank you, I appreciate that, boys. All right, big shout out. You've guided me so much, dude. Guys, you guys are being awesome today. I appreciate it. Oh dude, this is so fried. So some of my other wholesaler friends who also are like end buyers, they flip and shit, they just texted me that somebody sent them a vacant land deal. It's a lot. And they starting price $30K, ARV $49,000. And he just texts him back and says, curious, do you know what ARV means? Fuck, that's brutal. That's brutal. Okay, what's the caller app you use? This is just my CRM, dude. You're an inspiration to me, young bro. I came across your content at the perfect time. Fuck yeah, boys! I'm glad, I'm glad to be here. I'm glad to help, D. If, if you're, if you're here, you're in the right place, man. You're here for a reason. All right, how do you get a lockbox on a home if it's a virtual deal? Uh, Tarek, if I'm able to get a lockbox, I have a, I have a whole process. I send the seller, like, basically I talk to them, right? Basically, once we— okay, once I get a contract signed, we do something called the seller same page call where my dispo agent or transaction manager, whatever, somebody are going to give them a call and basically make sure everything is ironed out, make sure we're on the same page. Hence seller same page call. And part of that is when we figure out the access, we ask if we can get a lockbox. And if we can, we send them a lockbox. We just buy one on Amazon, send it to their address, and we send them a video showing them how to install it. How long did it take for me to get my first wholesale deal? It took me 2 months. And that was me being a fucking idiot and not even knowing what I was doing, right? If like, if I worked as hard as I did to get my first wholesale deal and I knew, like if I had access to all the shit that is out there now, it would have taken me way, way less time. All right, commercial real estate. I have done commercial deals before, but no, man, I focus on single-family residential properties. All right, Dylan, I'm seeing your— I'm seeing your shit coming now. Let me look at it. Okay, where the fuck— let me get my Slack open. Okay. Oh, where is this? Antonio. Oh, this thing is fucked up. Investors welcome, just no lowball offers. Up for 174 days on Zillow. High frontage property, 1 acre of land. Property was used as both a homestead and commercial property, currently surrounded by commercial business. This thing's a piece of shit, dude. This thing is fucked. Where is it? Yeah, this thing is so fucked. All right, hold on, let me comp this thing, see what it's worth. First sale by owner, $359K. Jesus. Okay, all right, where is this thing? Uh, 181, just passed. All right, uh, okay, so I need to see what it is sold— what is, what is for sale in this area. Price, beds, bath, home type. All right, so their house is on an acre and just down the road. So this house is— it's a teardown that they have listed for $359,000, and there's an acre, there's a lot for sale down the road for $110K. This thing is fucked, and like nothing is sold nearby. There's some 2-acre lot that's sold Yeah, bro, I— this is shit I mark dead. It's gonna be impossible to sell, bro. Uh, Dylan, if you're in here, which you better be because I'm looking at your deal right now, I would mark this dead. That, like, I don't even know what price you'd have to get it at, who the fuck you're gonna sell this to. Now, if I had Texas, Emily— now, if I was really going— okay, never mind, fuck it. I'll tell you what, I'll just go ahead. No, actually, I'm not. It's in the middle of nowhere. If you really want to make something happen here, you need to go on LoopNet and figure out what the fuck these parcels of land are selling for. And you have to buy it for the land value. Like, you have to treat it as a vacant property, a vacant parcel of land. All right, can I ask what's the most amount of sales you made in a month? Most amount of money I made in a single month wholesaling was just over $300 grand. Did you get rid of the office? Yes, my entire, my entire company is all virtual. Um, I work entirely virtually. My office is just a room in my house. Which cold calling agency do you recommend? Tarek, My Magic VA is where I get my VAs from. A lot of shit out there with wholesale gurus sucks. Thankfully you're a real one. You're right. There is a lot of fucking trash information out there. It's a shame. All right, we got Mary with a property in Florida. Let's call her. Facebook lead, Orlando, Florida. What is the website? LoopNet. LoopNet. It's like Zillow, but for a commercial. Can you repeat where you get your leads from? VirtualFlipLeads.com. VirtualFlipLeads.com.
Hi, it's Meredith. Please leave your message. Thanks.
What happened to your office? I just, I just, I realized that I was wasting money on it, right? And I personally, look, I optimize my life for how like I want my life to be. I don't particularly like going to an office every day, and also like I don't like having a place I need to be at. But if I, if I have employees that I tell them to be at a specific place at a specific time, you bet damn sure I'm going to be there as well. Or that makes me a shitty boss. And I realize I don't like doing it. I would rather work from home where I can go downstairs, see my baby girl, see my wife, whatever. Right. It just, it works better for me. And so I was like, dude, I don't know why I'm doing this. Like, I'm just doing this because I thought it was what I was supposed to do. Oh, oh, lost the office, huh? Biz not going well. That was, uh, let's see here. I've been working remote, not having an office, for, uh, 3 years now. Uh, how many people do you have working for you? Uh, a lot. I mean, I don't even know about virtual assistants. Again, I've got managers and people in place that do that, but I'd say core people right now, we have 2 acquisitions agents working on training a third, but that's not going to happen until after the new year. Dispo, the full-time marketer. I have a full-time copywriter, web designer. Then I have 3 more sales guys on the info side of things. I have like 5 to 7 setters at any given time. I have a full-time editor. So like actual, like high-paid employees, 11. But then I have, I don't even know how many virtual assistants. All right, do you use a script or are you at the point where I just freeball? I used to use a script, but the thing is, is I know my script backwards, forwards, front way, like every way. So I have a framework, right?
Really.
But my script is available for free. If you DM me the word contract on TikTok, I send you the exact script I use and my contracts for free. Oh, Daniel, I just answered your question by accident. Yeah, just DM me the word contract. And my contracts were written by a real estate attorney specifically for nationwide virtual wholesaling. What the fuck? Hating this dial tone, that's for sure. It doesn't send the contract. The automation might be fucked up.
I'm sorry, the person you are trying to reach has a voicemail.
Worst case scenario, you can go to www.freewholesalingresources.com and this will work. Yeah, this works. Go to www.freewholesalingresources.com. And you can get my contracts and scripts. You get my purchase contract, my assignment contract, and the script I use. Sorry, boys, my contact is fucking up bad. But guys, every single time I'm on the phone, I just follow the same framework. I figure out why they want to sell. I make sure, number one, that they're still interested in getting a cash offer. Number 2, why they want to sell. Number 3, what the condition of the property is. 3, when they want to sell. 4, how much they want to sell for. Is it worth pivoting to houses or should I stick with land if that's what I've already been doing? Yeah, just stick with land. I mean, if you've already been doing it, like, look, land works. Just fucking keep doing it. Make it happen. All right. How much is your marketing spend? What are your top 2 strategies you suggest to grow sustainably? The best— number 1, you need an inbound source, right? If you wanna have a sustainable business, you need to get to the point where you're getting your own inbound leads. So for me, that's Facebook. And then I also have outbound in the form of cold calling and texting. Do you use XLeads? No. What is the CRM you use? Does it matter or should I focus on the first deal? Yeah, get your first deal before you're worrying about CRMs. Any of them will work. Get your first deal, then work on sharpening up your CRM. Do you have like a guide to get the ARV? Yes, I have multiple videos on my YouTube channel talking about how to get ARV. All right, this property is listed and pending, so we're going to go ahead and mark it dead. All right. All right, I'm looking to buy apartment buildings in Indiana. Do you have any contacts? I do not. I do not know anybody who has reliable apartment building inventory in Indiana. All right, can you go through that list one more time on the structure of the conversation with sellers? Drew Washington, just go to Tyson Smith phone script, search that on YouTube, and I have an in-depth guide.
Hello?
Hello, Becky?
Hello?
Hey, Becky, can you hear me?
Yes.
Becky, this is Tyson Smith with Scotty Jane Homes. It looks like you had spoke with my assistant about possibly getting a cash offer for your property on Colwood Avenue.
No, I didn't.
Oh, it looks like somebody here had spoke. It was a month ago about being interested. I guess you're not interested in selling?
No.
Oh, okay. Well, I appreciate the time. I'll go ahead and take you off our list.
Thank you.
Thank you. Bye-bye. So somebody like that, I'm just going to move them to my lead bucket, which is where I have an AI agent that follows up with them because she did. I mean, it might not have been her. It probably was her because it's her name, but Yeah, I can see the transcript of the entire conversation. She spent 14 minutes talking to my VA. Best way to get leads? Completely depends. There's no best way. Actually, there are. The best way is, is Google pay-per-click and Facebook leads and Facebook ads, Meta ads. Those are the best ways. But when you're first getting started, I wouldn't say it's the best, right? It depends on how experienced you are, what market you're in, how much time you have, and how much money you have to spend. Please help me wholesale. Duke, right now you have two options, okay? If you want to learn how to wholesale, if you have some money to spend, you're serious about this, and you want me to personally hold your hand and help you close your first deal in the next 90 days, click the link in my bio. All right. It costs money, but I will guarantee that you will close your first deal in the next 90 days or less. Or if you want to learn for free, self-guided, right, you're not going to have me holding your hand, but I'm going to show you everything. Go to my YouTube channel and watch the 3-hour-long free course I have. It teaches you every single thing you need to know to get your first deal, and it shows you exactly how to get started. Sellers always lying their ass off. They certainly are. Do you ever pull probate, delinquent probate lists, or is that mostly built in your software? It's built in the software. Detroit. So on Virtual Flip Leads, you know, you used to— when I was pulling lists, I would do what you're talking about. I would pull the probates, the tax delinquents, the pre-foreclosures, all of that. But now I can just search a city, and we have an AI tool called the Sell Score, which will analyze all the properties in that city based on which ones are in pre-foreclosure, whatever. All— there's millions of different data points, and it analyzes all these data points, and it shows me which ones are the most likely to sell quickly based on is in pre-foreclosure, plus it has an absentee owner, plus, you know, whatever. It has millions of different data points that it uses. Uh, what do you use as your business number that you advertise online for the company? A business number, exactly that, right? Do you still use Zillow? I use Zillow every single day. That's how I analyze deals. I use Zillow to comp. Is driving for dollars still a good way to get your first deal? No, driving for dollars is like— that's like, like, okay, look, you could start a fire by going and getting some flint and tinder and fucking hitting it against some, some kindling to start a fire because that was the way it used to be done and that used to be the best way to do it. However, now we have something called fucking matches and lighters and you can use those to start fires and those are very commonly available. There are just better ways to get deals than driving for dollars. Now, what's the title process like? Sean, you get the property under contract, you submit the contract to the title company, the title company opens up title, they ask for your EMD to open up the escrow account. When they open up title, they begin doing the title search. They make sure the seller can actually sell the property. They see if there's any liens or encumbrances on the property that need to get cleared for the property to close with clear title. Okay, then you find the end buyer, you get the assignment contract signed, you submit that to the title company. The title company then is going to send you something called a preliminary HUD, and on there it's a bunch of shit. But most importantly is something called the Schedule B, which says these things need to be corrected for the property to close. You handle those fucking things, boom, property closes. Now that might be confusing. It's really not. Okay, it's easy. And not to mention, the title company will help you the whole way through it. But that's why people join my inner circle is because we fucking help with all that shit. All right. I need a JV to get my first deal, please. Okay, go get a deal under contract, submit it to JVwithTyson.com. Close my first deal for $30 grand. What should I do next? The honest answer, join my inner circle, because then I'll actually go through, build you a custom plan for yourself. However, if you feel very comfortable doing everything on your own and scaling up, you know, just using your own intuition, then you need to reinvest in your systems, marketing, and human resources. Do you wholesale in North Carolina? Yes. In a certain city or don't matter? In all of the big cities. Raleigh, Durham, Charlotte, Winston-Salem. All of the big— North Carolina is a phenomenal market to wholesale in. A buyer asked me for my credentials. I'm just an individual wholesaler. Say, my credentials are the fucking deal I'm sending you, dumbass. What do you mean your credentials? I'd be so furious if a buyer said that to me. What type of data do you give your cold callers to call? I go on Virtual Flip Leads, and for me, I have a fuck ton of cold callers, right? And I need to give them a lot of data, right? I mean, we're calling 50,000 to 100,000 records per month. So I need a lot of data. So I can't do super niche down data. So instead, I just pull the absentee owners in every single market that I'm marketing to. If I sent proof, she just ignored me, then that's, you're not dealing with a real buyer. They don't know what they're doing. How often do liens and problems come up in title search? All the time. All the time. Most deals have some kind of fucking problem that we're dealing with. I'm only 17. I tried joining your Inner Circle, but I was told to wait till I'm 18. I already closed a deal, but I turn 18 next month. No, dude, you don't need to be 18 to join the Inner Circle. As long as you've done a deal and you have somebody who's signing for you and you have that set up, we can get you in. Tyson, is driving for dollars a good way to get the first deal? No, I just talked about this. Driving for dollars is archaic. There are so much better ways to do it now. Who remembers when Tyson got his 911 detailed in the office parking lot? Dude, what the fuck? All right, what do you think of companies like New Western? Hit or miss. I mean, I have a deal right now that we're working with New Western, but I've also had bad experiences with them. All right, how often— or wait, yeah, we already answered that. Do you miss the 911 at all? No, I don't, guys. The Rolls-Royce Cullinan is the best car. It like— I'm not— I'm just not even interested in cars anymore now that I have that car. Yo, is Todd your brother? I don't know who Todd is, so to answer your question, no, Todd is not my brother. I have one brother, his name is Merrick. Dude, this pen is like making a lot of noises. I don't know if you guys noticed, but I'm like always fidgeting with some shit when I'm calling. Oh yeah, this property is listed. So for $97K, 34 days on Zillow. All right, let's see what this property is worth. I don't normally deal with listed properties, but this person looks like they're pretty eager to sell, so I'm going to go ahead and comp this out. It's listed, it's a 3-bedroom, 1-bath, 980 square feet. Uh, looks like it's going to need a new roof, new paint on the inside— or on the outside— new paint on the inside, new floors perhaps. Doors are good. Kitchen cabinets need to be replaced. All right, I need to see— okay, this property is on Rangeline and Fraser Boulevard. Need to see what we got going on here. Okay, there's a lot of fucking action here. All right, what has sold in the last 90 days? Okay, here we go. I can't remember. 3/1, 980 square feet. Yeah. Uh, 3/2, 120. 3/2, 120. 3/1, 1,200 square feet. No pictures of the inside. 3264K. What's for sale? Do we have anything? 31 Interesting. Okay, so this thing is— this is tough. Okay, so this property, guys, let me go ahead and give you guys a rundown of what it is I'm looking I'm looking at this house on Zillow. It's for sale for $97,000.
Okay.
It's for sale with a real estate agent. It's been up for a long fucking time. It clearly needs some work. There's a comp around the corner from it for sale for $115K. It's completely renovated. It's been up for 49 days. For $115K and it hasn't sold. So I know the ARV is less than $115K. All right, I'm going to give her a call. We're going to give this fucking agent a call. All right, what's my number? Give me a sec. This property's in Memphis. All right, give me a sec. I got to pee, then I'm going to call this agent. All right, I need to double check though real quick. Do they have anything about the roof? All right, yeah, no, they know. I've actually tried to call this agent before and she didn't fucking answer.
Hello, Property Management. This is Jennifer speaking.
Hey Jennifer, my name is Tyson Smith. I'm calling about a listing of yours on Alpena Avenue.
Yes, sir.
I'm taking a look at this property. I'm interested in picking up another flip in this area, and I just had a couple questions. Do you have a second?
Sure.
So I see that there's some information on the property. I've looked through the pictures. A question. I'm looking at the picture and it looks like the roof is pretty old. Do you happen to know the age of that?
I don't. I just started managing that house about 2 years ago, and I think he picked it up a couple of years ago as well.
Kapow. So, I mean, it seems like, you know, the property is in like decent livable condition, but I'm looking around and I'm trying to get an idea. To me, it seems like this property probably sells for— and I want your opinion on this— somewhere between like $105,000 and $110,000 if it was like fully redone. Would you agree with that?
Yeah, I mean, it, it looks good. It's got natural hardwood floors and the bathroom's been tiled around the shower. As well as in the kitchen. So I mean, it's a— it's got brand new tile in the kitchen floor. It's a nice house. I mean, I don't know how much remodeling you would need to do to it unless you're just wanting to add a room or Well, just something like that. I mean, it looks great. It's had a— it's been painted and the floors are nice.
And well, what I'm curious about is what is the seller's situation? I mean, are they, are they looking to seriously sell and make a deal happen?
Yeah, he's wanting to sell it. He's going to buy something else.
Okay. Well, I mean, I'd be interested, but I mean, I got to be honest with you. My offer would be coming in substantially less than what it's listed at.
I mean, I know, I know what he'll sell it and what he won't sell it for, so you can hit me with it and I can let you know whether I think he would go for it.
Okay. Um, so we don't know, we don't know about the age. What's that?
I said he's not going to take any less than in the '80s. Okay, I'll tell you that for sure.
I still think I'm gonna have to be less because Um, do you, do you know what rents are, like what rents are in this area for a 3/1?
Yeah, it's gonna be, it's gonna be at $1,000.
Okay, all right, well let me, um, because then maybe, not that I'm looking for a rental, but something like this might be able to work. Let me, uh, let me take a look at this and look at it for that and Can I give you a call back?
Sure.
All right, and then again, so we don't know how old the roof is.
No, but I'm gonna message him now and I'm gonna ask him if he knows, 'cause when he bought it, he may have known about it then and I just don't have that information.
Okay, 'cause it doesn't look too good from the picture I'm seeing on Zillow.
I'll ask him and see.
All right, okay, yeah, if you could let me know, if you could just, you could text me back at this number. Okay, and let me know on that, and then I'll be able to run my numbers and I'll get a solid cash offer for you.
Okay.
All right. I appreciate it, gentlemen.
Yes, thank you.
All right, talk to you soon.
Uh-huh. Uh-huh. Bye-bye.
Rents for $1,000 a month, that could be interesting. That could be— dude, is somebody really saying I didn't wash my hands? Of course I didn't wash my hands. What the fuck? I took a piss and I didn't piss all over my hands. "I got a motivated seller, but he said before he signs the contract, he wants somebody to look first, then I can give him the final price. Then if he can sign a contract and close fast within 1 week." Wait, what the fuck? What are you talking about, bro?
Hold on.
So you have a motivated seller and he said before he assigned the contract, you just mean like before he'll sign a contract, he wants somebody to look first? Yeah, I run into that all the time. And I just tell him, look, we're looking at buying a lot of houses. And I'm not going to waste resources going to look at a property until I have something in writing. Okay, what kind of buy boxes do you look for? I look for properties that are fucking cheap in areas where people are buying, and that's it. It comes straight up, straight up down to that. What was the website to get your contract again? www.freewholesalingresources.com. Or you can DM me the word contract on Instagram, whichever is easier for you. All right, let me see what the rent situation is here, but I lost it. Here we go. Um, this one is fucking listed for $850 a month, same condition. This one's rented for $325. It's nicer, there's an additional bathroom, and it's 300 square feet more. This one's $895. Nah, yeah, she's capping. Rents are definitely like $900 at the most. What changes when the home is located in a good rental area? Does the rental price sweeten the deal for both the seller and buyer, and how so? Well, no, it's just— okay, when it comes to wholesaling single-family residential properties in, you know, median home prices, You want to look at the deal from two lenses. You look at it, if I were to sell this to a flipper, what are they going to pay for it? And if I'm going to sell this to somebody who's a landlord who wants to buy a property and it to his rent rental portfolio, what are they going to buy it for? Because those two times can oftentimes— those two numbers can often be different, right? So for instance, if this property, like she said, was rent out for $1,000 a month, then I could probably sell this to somebody for $80 grand and they're getting a good deal, right? It's like better than the 1% rule, meaning it rents out for more than 1% of whatever the purchase price is, which is a typical, you know, it's a, that's a back of the napkin number that a lot of people throw around if you know if your property is a good rental property. But basically what I do is I say, okay, if I know what it rents out for, I can just backwards engineer what an investor is gonna pay for the deal. So for instance, I know that if it rents for $1,000 a month, that I know that their debt service for that property probably needs to be around $650, meaning their mortgage payment, for this to be an actual good rental property. So I know that in order for their mortgage payment to be $650 a month, I just backwards engineer that into a mortgage calculator. So, okay, payment is gonna be about $650, interest rates are probably gonna be about 7%. So basically that mortgage is gonna be $97,000. Now they're going to go ahead and they need to put 20% down or whatever. But now this isn't making sense. Verona, 8%. So somebody basically they get a loan for 88. No, but still, that's just not— basically I'm missing something in this market. Because basically if somebody got a loan for $88,000, meaning they actually put down— what is $88,000 divided by 0.8? That's $110,000 purchase price. Basically, that pencils as a rental, but I'm missing something because that's just not what the market is. Basically, this is just going to be a riskier market. Cap rates are going to be higher where there needs to be more spread just because of what properties are actually selling for. The problem is there's no really good comps in the neighborhood for as-is. There's a 3/1 that sold for $97,000. I don't have any pictures of it, but it does not look great. But the thing is, I'm pretty sure this thing needs a new fucking roof, and you have to build that into the price. Oh, I know why I'm sitting here. I'm renting it and thinking it's going to rent for $1,000 a month. Never mind. Here's where my numbers are fucking wrong. Look, if the property rents for $850 a month, which is what I think it will, and we want at least a $400 spread between the difference of like basically of, okay, property rents for $850 a month. $850 minus $400 is $450 a month. That's what we need the mortgage to be, meaning the property should profit $450 a month. Obviously you still have vacancies, maintenance, repairs, other shit you have to factor into that, and that is built into that spread. But if your payment needs to be $450 a month, That means their mortgage needs to be $61,000. They're going to put 20% down in order to get this. So that means they need to be buying the property for $76,000. Now, that's assuming this doesn't need a new fucking roof. But basically, I think at a disposal price of $76,000, it works, which means I want to buy it for $65K. That is how to underwrite for a rental. My bad, I was trying to do two things that I was trying to use $1,000 to use nice even numbers. But the actual rental, the rent market from what I can see is going to be like $850 a month for this house. All right. All right. I've got a property under contract, can't seem to sell it. What do I do? All right. Well, number one, have you had any offers on it? Right. If you, if you can't sell it because you had offers and they're all less than what you have it under contract for. For, then you have two options, or you have one option. You need to call the seller and either offer to renegotiate or cancel the contract. If you haven't gotten offers, you need to get some fucking offers so you can move on to that step. How long you been doing this, and how long did it take you to make— how long did it take for you to make your first deal? I started doing this in 2020. It took me two months to close my first deal. Uh, Brady, this property came in from a Facebook lead, but it is listed. And that's the only reason I'm calling it. All right, I'll wait for the agent to text me back on the, uh, age of the roof. So should I avoid listed properties? I do, yes, because especially if you're a beginner, because now you have to deal with real estate agents. And real estate agents are not beginner friendly because they don't even know what the fuck they're doing themselves half the time. More than half the time, probably. Fuck, dude. Guys, my back fucking hurts so bad. It feels like, like when I take a deep breath, it hurts. And it's because I fucked up my golf swing. I gotta ask fucking Dr. GPT about this. My back under my left scapula is hurting so bad from golf. It hurts when I take a breath. How do I fix this? All right. Yo, I got a deal for you. Tell me about it. I'm about to graduate college. I want to buy a duplex with a loan and live in one side. Thoughts? Yes, house hacking is great if you're, if you're cool with living in a place like that and having roommates, you should absolutely house hack. How many deals are you closing now in the span of 3 months on average? Completely depends, man. We're shooting to do between $50K and $150K a month, right? I want to average at around like wholesaling is cyclical in nature, but I want to average around $85K a month in the wholesale business. All right, rib slash intercostal muscle strain. All right, it's funny, one of the most common places golfers get wrecked, especially been swinging a lot, swinging harder than usual, and had a little mechanic slip. Yes, that's for sure. I, I have all those things. Based on your description, sharp pain on the scapula plus worse when taking a breath, the most likely culprits are rib slash intercostal muscle strain. There are small muscles between your ribs that get stretched harder in the backswing and downswing, especially for right-handed golfers. Oh yeah, no, that's 100% what this is. All right, saying I need to do doorway pec stretch, 30 seconds each side, cat-cow. What the fuck? And thoracic open books, and I need to take an anti-inflammatory. Wait, if it's a minor/intercostal rhomboid strain, golfers usually recover in 10 to 21 days. Fastest path to relief is I need to ice for 10 to 15 minutes do cat-cow plus open books, light ball work around the scapula, and an anti-inflammatory, and zero golf. And then tomorrow I need to switch to heat. Dude, that's so fucking lame. How far can you drive? When I'm like really fucking swinging, I mean, I'd say I drive the ball 300 yards, but I can drive it way fucking further. I can carry the ball 320 yards. Is it normal for only one half of my virtual flip lead numbers to show as valid when I upload on SmarterContact? Yes, because it's only mobile numbers, right? Like landlines and shit aren't gonna transfer when you're texting. So yes, that's normal. All right, this property is in Wickenburg, Arizona. Wait, what the fuck? Wait, I just realized I haven't been calling from the right fucking numbers. Hold on, what the fuck? Okay, so I have a bunch of different phone numbers for different area codes, right? And I'm always switching them depending on where I'm dialing. And I just realized I've still been dialing from the same fucking number the whole time.
Hi, this is Blake. Sorry, I can't take your call right now, but if you'll leave me a brief message, I'll call you back. Thank you.
All right, I just got a message from you. Seems like your Instagram DMs is a bot. No, I do have— guys, I have assistants that help me answer Instagram DMs. Now, they only answer the shit that they know how to answer. Eventually it gets moved over to me and I answer them. But yes, I have people in my Instagram that help me answer shit because, guys, I get DM'd the same fucking questions 100 times a day every single day, and I want to be able to answer them. What would you say is a good total calls per deal ratio on absentee owner leads? I have no idea. I mean, that's not a, like, a good metric. Is instead like it also, I don't know what you're talking about. Leads that come in through a cold caller already vetting them, or you're just straight calling leads? Oh, thank you, Ben. Good to see you, bro. However, oh, fuck. All right. What do you use to mass text? I use SmarterContact. I have a whole video on it on my YouTube channel, exactly how I use SmarterContact, my entire process for it. For it, why I use it, everything like that. Just look up, uh, Tyson Smith best marketing channel 2025. There's a whole video on it. All right guys, I'm about to go buy a Christmas tree with my wife. I've never had a real Christmas tree before, and me and Meredith are about to go to the Christmas tree farm store, buy a Christmas tree, slap it on top of the Rolls-Royce, and I'm gonna drive that bitch home. And I'm gonna put some lights on it. It's gonna be lit. I'm stoked.
Fuck.
God, my back hurts. All right, and I also need to go fucking do some cat-cow and stretches and shit like that. However, we'll be live again tomorrow, making some more calls. I'm gonna figure out my fucking number situation so I can get some people to answer. I just realized I've been dialing every people, all these people on the East Coast with my fucking Arizona number. So I need to get that fixed. Anyway, appreciate you guys watching. Again, we'll be live again tomorrow. If you guys want to learn how to close your first deal guaranteed in the next 90 days, hit the link in my bio. If you want to learn how to wholesale for free, hit my YouTube channel.
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