@Chris Steele There is a ton of risk if you use AI agents to initiate contact with prospective sellers by cold calling them. If using AI Voice agents, best to use them for follow ups and answering inbound calls. For follow ups, I would recommend getting documentation from the lead that states they are o.k. with getting follow ups from an AI agent.

@Finn Harris based upon my understanding of TCPA, using AI agents to cold call has a ton of risks. I am not an attorney, however, I believe AI agents making outbound cold calls (AI callers) is illegal. Here's the source for my understanding: 'A. Telephone Consumer Protection Act 3. Consent and Disclosure Requirements. The TCPA prohibits initiating “any telephone call to any residential telephone line using an artificial or prerecorded voice to deliver a message without the prior express consent of the called party” unless a statutory exception applies or the call is “exempted by rule or order by the Commission under [section 227(b)(2)(B)].”' Source page 3 of https://docs.fcc.gov/public/attachments/DOC-404036A1.pdf That FCC document carries more weight with me than what people blog about AI outbound calls. Just because it is technically possible, doesn't mean we should use AI to initiate contact with prospects by have the AI caller cold call. If you get deals by having AI callers call prospective residential sellers, more power to you. I am generally not risk averse. However, that section of the law is talking about a "telephone call" and not "solicitation". I am not a lawyer, however from my understanding of current law, sending text messages to or using a human to cold call potential sellers to offer to buy a property does not violate TCPA. There are gurus that strongly disagree with me on this especially in Texas. However, that is a risk that I and those I JV with are willing to take. Here is my understanding of Cold call case law. I am not an attorney. Offering to buy a house is not telephone solicitation. Coffey v. Fast Easy Offer District court AZ 9th circuit Court being appealed Aussieker v. Aghazadeh California case. No appeal pending Jance v Homerun Offer llc District court AZ No appeal pending From my understanding regarding federal civil cases, appeals must be filed within 30 days of final judgement.

@Yasuka Mattix nobody bats a 1000. I asked my real estate attorney at a group meeting that is also an escrow officer at the title company what happens if a wholesaler opens a file/escrow at the title company and is unable to find a cash buyer to close with who pays for the title search? If I am in a group setting, I'll ask questions that newer members want to know, but are afraid to ask. He said his title company would have to absorb the costs. A very active wholesaler at the meeting commented that he closes 40% of the deals he gets under contract. My attorney friend that works at the title company commented that he would like the percentage to be higher. When vetting your wholesaler friendly title company, be straight up with them. Let them know you are a wholesaler and will be assigning your contracts to a cash buyer. Once you open escrow you or you and your JV partner are going to use your best effort(s) to find a cash buyer and successfully close escrow. Ask if for some reason I can't close escrow, will I be charged for the title search? If they simply close the file and say you won't be charged, then you have found your title company. Please note, my primary markets are in Texas. Laws vary from state to state. Texas is a title company state. There are some closing attorney states. I haven't tried to close on properties that are in attorney states. I would expect that title companies can refuse service if you open a lot of files, but never close. After vetting your wholesaler friendly title company, find 5 or more cash buyers in the market you plan on wholesaling in. Listen carefully to what they want and don't want. Find out how they calculate ARV and repairs. If you take a deal to 5 different cash buyers, you will get 5 different ARVs and repair estimates. Often times they will form a bell curve. Some like to use budget friendly material such as the landlords. Others will pay up for a mid-range rehab. Some flippers can use high end materials in their flips and flip the house quickly for a little over the median price (one of my cash buyers is like that. He wants to know my ARV and repair estimate. I always estimate repairs higher for him because he spends more on his rehabs than other flippers I know).

@Stetson Harris really depends on the market she is in. I don't recommend posting the address of her property. However, perhaps the city, type of home such as mobile home, brick, wood, etc. Size / square footage. Bedrooms and bathrooms etc. Estimated repairs. ARV. How much the entry fee is? Such as the cash price she needs and your assignment fee or what terms she is willing to accept such as down payment, monthly payment, number of payments, interest rate (if any), etc. I'm interpreting "house falling apart" as a heavy rehab which means it is going to have a very low purchase price because there is a lot of risk in buying a falling apart house. Does the city have a demolition lien and/or demolition order against the house? If so, the house may be worth less than the land value since demolition costs and removal of debris costs would need to be factored in to get it to a buildable lot. Ask me how I know? Most cash buyers will wait until the city has demolished the house and removed the debris before buying the "newly vacant lot" from the city for less than the cost of demo and removal. The price of dirt varies greatly from one area to another.

@Stetson Harris is your seller still needing the move on? Has the property been condemned by the city? Does the seller own the property free and clear?

@Alexa Overton love the happy ending. Now you have a number of people promoting you and your business. The son, the attorney, and family will share about how you helped them. That is marketing you CAN'T buy. I really love your creative solution for the family.

@Alexa Overton wholesaling is a business. It's important to break down that at the end of the day that we and our partner(s) are looking to net a 10% to 20% profit after all expenses. There are always unexpected expenses for the cash buyers. It helps if during demo, one of your partner(s) cash buyers discovered that additional repairs were needed to properly rehab the house. It doesn't even need to be on a deal that you brought your partner / cash buyer. As cash buyers get to know, like, and trust you, they will share with you how they calculate their numbers. They will also tell about the good deals and bad deals they have had over the years. I know one cash buyer that has been a full time real estate investor for 20 years. He is the only one I know that has been in the game a long time and never lost money on a deal. Some deals he made less than he thought he was going to make. However, he will not work a marginal deal. He would rather pass and follow up to get it at a price where the numbers will work. Cash buyers always have a fudge factor on their repair estimates. Ideally the repairs can be completed for less than the reserves for the fudge factor and original repair estimate. Otherwise, the additional costs come out of the potential profit. Potential profit is an important item to discuss with potential motivated sellers if they are the analytical seller. If one possible exit strategy for your cash buyer is fix and flip, could explain the cost of paying the realtor a commission, cost of title insurance, closing costs, holding costs (if they plan on fixing and flipping themselves, they will still need to make payments on the house if it is not owned free and clear), taxes, insurance, etc. Once they consider all the potential costs and risks with fixing and flipping a property, they won't consider your offer a low-ball offer.

@Anthony Svelto aside from funnels, are you doing anything else for lead generation?

@Anthony Svelto Direct outreach will definitely pay dividends over time. As you get more and more comfortable talking to prospective sellers, you will get better at talking to other prospective sellers. Are you also reaching out to cash buyers? This will significantly increase the probability that the deal gets assigned and makes it to the closing table. This applies even if your intent is to JV with a partner to dispo the deal. Making friends with a hard money lender will also give you a second pair of eyes on the Purchase and Sale Agreement. They will be able to let you know if you need to renegotiate the deal. They may simply be willing to take the assignment or find a cash buyer for the deal. It is much easier to negotiate the Purchase and Sale Agreement if you know what price and terms your cash buyer(s) will consider a deal. When building your network, it is important to know the WIFM of the contact you are networking with. Hard Money Lenders want to put their money to work and get a good return on their investment. There are various points, fees, etc. that they earn on the transaction. However, they also make loans that most traditional lenders won't touch. When you bring them a deal they like, they can contact their borrowers and pitch the deal to them. Everyone gets a chance to enjoy some pie. My hard money lender has a FREE monthly mastermind. Even outside the mastermind, he has taught me a lot. Today at the Real Estate Investors Association meeting, he reminded me about Tuesday's monthly mastermind. Fortunately, I have a free block of time this Tuesday :)