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. 👊🔥

Everything you need to start finding deals and building your real estate business is below. 🔹 CRM (Podio) – Access Here Manage leads, track conversations, and stay organized throughout the deal process. 🔹 Dialer / SMS Platform (GoHighLevel) – Access Here Call, text, and follow up with motivated sellers directly from our system. 🔹 KPI Tracker – Access Here Track your activity, measure your progress, and hold yourself accountable. 🔥 BONUS RESOURCES We have skip-traced lead lists already loaded into the CRM that you can start marketing to immediately. These include motivated seller leads that you can: 📞 Cold Call 📲 Text 📧 Email 🚪 Door Knock We also have internal leads that need follow-up. Many deals are made through consistent follow-up, so don't overlook these opportunities. 💡 Have your own leads? You can also use our Dialer and SMS platform to market to your own lists and generate deals faster. ⚠️ IMPORTANT The tools don't make the money. The person using the tools does. The difference between someone who closes deals and someone who doesn't is usually simple: ACTION + CONSISTENCY Pick a list. Start reaching out. Have conversations. Make offers. Repeat. The opportunities are there for those willing to put in the work. Let's get after it. 💪🏽🏠💰

This one was an interesting deal… When I first met with the seller, he was firm at $120,000. Based on the condition of the property and buyer demand in the area, I told him I felt the price was too high. However, instead of simply walking away, I offered another solution. I listed the property on the MLS to give it maximum exposure and let the market determine its true value. The results were clear. The offers that came in were all around the $100,000 mark, which confirmed what I had been telling the seller from the beginning. After seeing the feedback from the market, he eventually agreed to reduce his price to $100,000. At that point, we listed the property on the MLS again, found the right buyer, and got the deal under contract. Then came another obstacle… On the day of closing, the seller decided he wanted to back out and asked me to send over a cancellation agreement. Instead, I protected our position and recorded our interest against the property. I gave him two options: ✅ Move forward with the agreement we had already signed. ✅ Pay $20,000 to us release to our lien and walk away. At first, he wasn’t interested in cooperating. About a month later, he reached back out and decided he was ready to move forward after all. We reopened the transaction, got everything back on track, and successfully closed. Final Breakdown: • $21,000 Assignment Fee • $7,500 to Listing Agent • $2,500 to Buyer’s Agent • $750 Attorney Fee • $11,000 Net to HMP Lessons from this deal: 🔑 Let the market help you negotiate. 🔑 Don’t quit on a deal just because the seller’s price seems unrealistic. 🔑 Protect your interests when you have a valid contract. 🔑 Persistence pays. Most people would have lost this deal when the seller wanted too much or when he backed out at closing. Instead, we stayed patient, adapted, and got it across the finish line. Another one closed. On to the next 🤝🔥

Here is a list of over 1,000 fire damaged properties Location: Chicago, IL List Size: 1,489 List Type: Fire Damage Properties (Past 12 Months) Date Pulled: 2/8/26 Link: Here If you go through this list and skip-trace the owners you will likely come across several wholesale deals I will be posting FREE leads here with the intention of creating JV opportunities within the group I used FOIA to access these leads and then used chat GPT to rank them with potential distress scores Let me know what ya'll think!