This deal came from a probate lead I found on PropWire. The seller’s mother had recently passed away, and he wanted to move to Arizona to be closer to his father since he no longer had family in Illinois. We were able to help him sell the property quickly without listing it on the MLS. 🏠 ARV: ~$280,000 🔨 Repairs: ~$20,000 💰 Sold: $200,000 💵 Assignment Fee:$16,000 Originally, I planned to do a novation with the property since similar homes were selling around $230k on the retail market. However, the seller didn’t want the property listed on the MLS, so I pivoted and marketed it to buy-and-hold investors instead. The first buyer only offered $165k, believing there were structural issues. Rather than giving up, I renegotiated with the seller, reduced the purchase price, showed it to more buyers, and ultimately increased the assignment fee from $10k to $16k. Big lesson: I used to think every wholesale deal had to fit the 70% ARV minus repairs formula. This deal didn’t—but it still made sense as a rental for the right investor. Not every deal is a flip. Sometimes you just need to find the right exit strategy. 👊🔥

This check is from a deal I closed yesterday. What makes it interesting is that this deal had died over a year ago (or so it seemed) Back in 2024, I had this property under contract and was lined up to make a $36k assignment fee. On the actual day of closing, the seller backed out. Instead of getting emotional or walking away, I did something some people don’t think about… I protected my position. I filed a memorandum (clouded the title), which meant that whenever the owner decided to move forward in the future, I would be part of that conversation. Fast forward one year later ⏩ The seller reached back out. They offered me $10k to release the cloud. I countered at $20k. We settled at $15k. Here are the biggest lessons I learned from this deal: 💡 Lesson #1: Double Closing Matters • In certain situations, double closing is the better play • Had we double closed originally, the $36k spread would not have been visible to the seller or end buyer • Less transparency = fewer emotional decisions = smoother closings 💡 Lesson #2: Due Diligence Is Non-Negotiable This deal fell apart because of back taxes that weren’t fully understood upfront. • Taxes appeared paid, but they were actually paid by a tax lien investor, not the seller • Those taxes still needed to be redeemed before closing • The seller purchased the property via quit claim deed, not a warranty deed—meaning the back taxes were already attached when she bought it (and she didn’t know) If we had uncovered this earlier, expectations would’ve been set properly and the deal likely would’ve closed the first time. 💡 Lesson #3: Know Your Legal Rights • Filing a memorandum / clouding title protects you when you are not in breach of contract • If a seller backs out without cause, you may legally cloud the title for a small fee • This ensures that when the property sells, you’re not cut out of the deal This post isn’t to flex. It’s to show what’s possible when you: • Stay patient • Understand the paperwork

Weekly calls will be moved to every Sunday at 6PM CST moving forward See ya'll there!

Hi, I am new in the realtor market and i want to know about which type of sms I should send to property owners to get their positive responses. I think, asking for a direct cash offer will not be work 100%. As you experts have solid experiences in this type of companies, so that's why I am looking for some valuable suggestions.

Facts 💯