r/WholesaleRealestate

I'm new to wholesaling so I have two questions:

⚡️ From first contact to cash in hand, what’s the QUICKEST you’ve ever put a deal together (or heard of someone doing)?

⚡️ For those who have a few closing statements under their belt, what’s your AVERAGE timeline look like?

I've been trying to get a deal for a couple months now and I do have some longer-term ones in the pipeline right now, but I'm looking to either speed up the deals I have or find some quicker ones.

Appreciate any insights or data points from the community!

For context, I'm in Southeast Idaho and that has been my primary area of focus.

Hey guys I know everything is about consistency. But I’ve been struggling doing land deals in Dallas Texas. It seems like so many lots I come across are industrial or commercial. And it’s aggravating. Would I be wrong if I switched to another state that has more “residential land” sellers?. I’m leaning more towards Florida

Hey everyone, I just wanted to rant a little about wholesaling for anyone starting out, because this is the type of stuff I wish someone told me earlier when i first started

The first thing is your budget matters way more than people make it seem. A lot of people online make wholesaling look free, but if you’re doing SMS, skip tracing, lists, phone numbers, CRM, or any type of outreach, you need to know what you can actually afford to spend consistently. It’s not about blasting one time and hoping for a deal. It’s about having enough budget to keep marketing even when nothing hits for a few days and just bein overall consistent i struggled w this for a while

Second, don’t keep switching strategies every week. If you start SMS, actually learn SMS. If you start cold calling, actually learn cold calling. A lot of beginners quit a marketing channel before they even understand it. They send a few hundred texts, get no deal, then say it doesn’t work. In reality, they probably didn’t follow up enough, didn’t track anything, or didn’t know how to handle the replies. don’t become a jack of all trades just master one is the best generic advice i could give you tbh

Third, follow-up is where a lot of money is. Most sellers are not going to say yes immediately. Some people need multiple touches before they even take you seriously. If you don’t have a system to follow up, you’re probably losing leads you already paid for. can never stress enough how important following up is

Fourth, don’t confuse being busy with actually making progress. Pulling lists, making logos, watching videos, and setting up tools feels productive, but the money comes from talking to sellers, making offers, following up, and moving deals forward. literally just take action instead of setting up a million things before researching for 3 weeks just pull records call or sms

Last thing, be ready for it to take longer than you think. Some people get a deal fast, some people don’t. Don’t compare your timeline to everyone online posting checks. Just focus on getting better at marketing, sales, comps, follow-up, and consistency. This business is simple, and it can be easy js be consistent. feel free to share questions and what not

I’ve been at this for 3 months and stopped in February because of an opportunity to make money doing a Gig. Now that the Gig is over I technically have until the end of the year to really get this business started, close my first deal and learn the system to get multiple deals per month.

I’m from California. I’ve heard to not start in California due to competition and Saturation but that won’t deter me. The markets I am going to focus on is Riverside / San Bernardino Counties.

What tips/ advice/ recommendations can you advise me on? Cheers 🍻

I realize Knowledge is power and there’s many small details I’m probably overlooking I’m very new to this funding it on my on and I want to understand how to do this well and consistently, I’m down for a gc a discord or a 1 on 1 talk just about the systems and processe some of you might have in place to streamline the experience/ notes and tips for beginners looking to get a first sale. Hit me up anytime

So im relatively new to this, I have alot of properties that ive found to be tax delinquent so I dont need any help finding the leads. But the thing im stuck on is how do I approach and close them? Anyone else primarily focus on off market tax delinquent? Im in the northeast ohio area, And I would appreciate and advice/tips thanks👍

Been working Texas markets for a while and wanted to share something most wholesalers completely overlook.

When someone dies in Texas and leaves behind real property, heirs can establish ownership by filing an Affidavit of Heirship directly at the county clerk's office - no probate court required. This happens both when there's no will and when a title company requires it as part of a transaction to satisfy underwriting. The document lists the decedent, the subject property, and the heirs by name.

Why this matters for wholesalers:

These filings appear in the public record the day they're filed. The heirs just inherited property they may or may not want to keep. Some will already be working with an agent to list - those you move past quickly. But a meaningful portion are not, haven't decided what to do yet, and are exactly the kind of motivated seller wholesalers are looking for.

I started working this lead type in Bexar County. Roughly 5 out of 100 filings I worked produced someone open to talking about selling - that is including the ones who never picked up or had a dead number. Bexar county produces roughly 40 filings per week.

A few things worth knowing if you want to work this lead type:

The filings are public record - accessible free through your county clerk's office, although tedious to pull manually.

The optimal contact window is soon after filing - the families may be still figuring out what to do with the property and you want to be the first conversation they have to build solid rapport.

The families are grieving - this is an inherited property lead, empathy first always

On rare occasion not every heir is identified - I have seen a deal blow up because not every heir was listed in the affidavit, do your due diligence on whether or not every heir was listed in the form.

Has anyone else worked AOH leads in Texas? Curious about what conversion rates others are seeing.

When I was 23 I tried wholesaling and was able to wholesale my first deal then I had to get a job… however I know the game changed I wanted to see if anyone could layout how wholesaling is done in 2026 ? Laws changed ect - I’m based in CA

Any YouTube videos you would recommend and how are you guys pulling list right now to cold call.

Curious how agents and real estate teams manage daily work once leads start coming in and deals start moving. Are you using a CRM, spreadsheets or a custom setup? Does your current setup work well or are there workflows you still handle manually and want to improve?

I'll try to keep this short & sweet.

As many of you know, I have been involved in real estate for the past 5 years. We fix & flip, broker loans, run marketing campaigns, the whole 9 yards.

Back in 2024 I stopped focusing on building an internal team & shifted towards revenue split partnerships. After completing our latest flip, I'm looking to focus on the following states with an internal team:

Michigan
Ohio
Indiana
Illinois
Kentucky

That's it.

Our model is incredibly simple. Leads come in through SMS, fb, and google. Our acquisition managers first come first serve attempt to contact each lead within 5m of it coming in. If they get the lead on the phone, the deal is theirs to control.

I will provide you with the offers & handle all underwriting/contracts. Our disposition team will solely focus on moving each deal to a cash buyer, or listing it as a novation. Your job is to strictly contact each seller as you're available, and present the offers that I give you. Comparable to an account manager. All communications with the seller go through you. Being personable is the most important factor.

We need hands on for both sides of the equation. Being licensed is NOT a requirement, but being local to the mid-west IS a requirement. I need you to be willing & able to visit a property or speak with a seller face to face if the situation calls for it.

We've already secured funding up to $20k/mo (6 mo commitment) for our marketing spend. Because I own Lotus Leads, we have that side perfected. As of now the team consists of me, my partner, and 3 MI/OH guys that are hungry & ready to start (one of which is solely dispo focused).

I'll train you on the sales process, you'll see every step of each deal done in front of you, and you'll pick up the skills needed to go buy real estate yourself with as little as no money down.

Fully commission based in the start, after proof of performance we'll shift you to a salary + commission. If you're already doing real estate but not getting much traction, this is for you.

No requirements regarding time spent on this. Spend as little or as much time chasing these deals down as you feel like. Just understand you only eat in the start once you've gotten one or sold one.

Send me a dm if you're interested. This team is kicking off early August and I'd like to have our systems in place before hand 💪

Hey guys I’m looking to hire 2 full time cold callers via a cold calling agency. What are the best agencies in your experience?

Looking for someone in Houston and surrounding areas to help contact owners/sellers. I can find recent terminated and expired listings on the MLS, pull comps, do the acquisition and dispo. Just needing someone to actively reach out and engage those sellers. I’m in Houston but can work any of the TX hot spots

Apartment Homes
📍 1030 Dallas Dr, Denton, TX 76205

💰 Asking Price: $9,800,000 + 3% Fee

PROPERTY OVERVIEW

✅ 122 Units
✅ 90% Occupied
✅ 11 Acres
✅ Built in 1985
✅ 3 Buildings
✅ Located 1 Hour North of Dallas

UNIT MIX

• (54) 1 Bed / 1 Bath
• (60) 2 Bed / 1 Bath
• (8) 3 Bed / 2 Bath

FINANCIALS

📈 Current NOI: $761,617
📊 Strong Cash Flow
📍 High-Growth Denton Market

VALUE-ADD HIGHLIGHTS

✔️ Updated Clubhouse
✔️ Updated Fitness Center
✔️ Multiple Swimming Pools
✔️ Strong Occupancy
✔️ Future Rent Growth Potential
✔️ Proximity to University of North Texas & Texas Woman's University
✔️ Easy Access to I-35, Shopping, Dining & Entertainment

WHY INVESTORS LIKE THIS DEAL

🔥 Proven Cash Flow
🔥 Large 11-Acre Site
🔥 Strong Student & Workforce Housing Demand
🔥 Established Asset in a Growing North Texas Market

📄 NDA & Proof of Funds May Be Required Prior to Release of Additional Information.

Appreciate everyone helped here, I worked on every advice I got from how to get leads till how to make a contract with the seller and how to find a buyer.
Again thanks to everyone here!

Florida here.

I can find and pre-vet distressed properties through public records, liens, code enforcement and tax history, ownership/mailing address checks, and in-person verification. I’ve also been driving neighborhoods and talking with people locally to get context that records don’t show.

But I have not been contacting sellers directly or getting properties under contract myself yet.

I understand that without a contract, I’m probably closer to a bird dog than a true JV partner, so my real question is about structure.

For those of you who have worked with someone who was strong on finding and vetting distressed leads, but not yet experienced with seller contact or contracts, what did the arrangement actually look like?

Was it a flat fee per usable lead, some kind of fee only if the deal closed, a reduced JV split, or was the answer basically “it’s not real until you get it under contract yourself”?

I’m trying to figure out whether the research and fieldwork side has standalone value, or whether I just need to start making seller calls and learning how to get the contract signed.

Not asking anyone here to JV. I’m just trying to understand how people in the business actually view this part of the process.

We're actively buying single-family investment properties in **Houston, San Antonio, and Dallas**.

**Buy Box:**

* ✅ 3+ Bedrooms

* ✅ 2+ Bathrooms

* ✅ ARV: **$275K or less

* ✅ Rehab: **$40K or less**

* ✅ Market Rent: **$1,500+/month**

* ✅ Slab Foundation

* ✅ Not located in a flood zone

If you're a wholesaler, agent, or have off-market inventory that fits this criteria, please send me the address, asking price, estimated rehab, ARV, and any photos you have.

Looking forward to doing business!

📌 ACTIVE BUYER – DFW / TX / FL / OK
🏡 Residential / Single-FamilyAreas:• Anywhere in the DFW Metroplex• Preferred: Garland, Plano, McKinney, Richardson, North Dallas
Buy Box:• ARV: $300K–$1M• Purchase Price: $150K–$1M• Rehab: $20K+• Max Offer: 78% of ARV minus rehab or better• Any bed/bath configuration• Pools are OK• Off-market preferred
🏢 Commercial / Multi-FamilyAreas:• DFW preferred• Will also consider opportunities throughout Texas, Florida, and Oklahoma
Commercial Criteria:• 8%+ Cap Rate in major metros• 10.5%+ Cap Rate if 40+ minutes outside a major metro
Multi-Family Buy Box:• Up to 30 units• Purchase Price: Up to $6M• Class B & C only• Value-add opportunities only• Must include current T-12 and Rent Roll
🚐 RV / Mobile Home Parks• 50%+ Occupancy• Purchase Price: Up to $4M
📩 If you have anything that fits, send me the address, asking price, rehab estimate (if applicable), ARV, photos, and any supporting docs (T-12/Rent Roll for multifamily). Off-market deals preferred.

I got a deal locked up on a vacant lot in central FL. Owner was motivated, price was solid, I felt like a genius. Signed the contract, cracked a beer, and then it hit me. I had no actual buyer lined up.

I spent the next 6 weeks calling every "buyer" I had in my phone. Half didn't even reply. A couple asked for details and vanished. One guy offered me 60% of what I had it under contract for. He basically wanted me to lose money just to save face. I almost had to eat my earnest money.

I ended up assigning it for a tiny scrap of profit, but honestly, the stress wasn't worth it.

That experience broke me out of the "get it under contract and figure it out later" mindset. Now I do the opposite. I talk to buyers first. I ask them exactly what county, what lot size, what price band, road access, all of it. I write it down. Then I go hunt for deals that match that list.

It's so obvious in hindsight, but when you're starting out, that contract just feels like the finish line. It's not. It's the starting line of a huge headache if you don't know who's going to take it off your hands.

Anyone else learn this the hard way, or did someone actually teach you to work backwards?

I’ve been wholesaling for about 7 years, and I started doing novations roughly 5 years ago. My company now does a bit over a dozen deals per month, with all kinds of marketing channels.

I’ve said this in other posts on my profile, but when I started out in this business, I had zero connections, zero experience, and zero dollars.
It took me 2 years to get my first deal due to being broke, I couldn’t afford mentorship or courses, so I learned from Google and YouTube, which was a huge pain for me to connect all the pieces without getting my questions answered.

In January, I decided to work towards changing the education and mentorship game, because anywhere you look, all you’re going to see is courses and resources for $5k, $10k, and even $20k+.

This has always bothered me, and it’s the main reason it took so long for me to get a deal.
I’m blessed to have my business automated for the most part, so to help out the newer generation of investors, I’ve created courses, calculators, fast track programs, scripts, contracts, a discord with weekly skiptraced lists, comping help, buyer help, mentorship, you name it. Literally every resource I could think of (and still building) to help a beginner go from zero knowledge, to closing a deal within 90 days.
Many Redditors on here can vouch that I’m doing my best to help everyone get deals even if it takes up lots of my time.
If anybody needs help getting some deals going, or even people who just have questions that aren’t answered, let me know. I’m an open book and happy to help as much as I can

Hello all, my name is Aidan and I am 22 years old looking to get into real estate wholesale. I know the basics of it but am still looking for some help to succeed. If anyone is willing to help it would be greatly appreciated.