About Us

We Help You Get Your Deals Closed

And we give you real world advice

Being licensed gives you big benefits when talking to listing agents. We give you real-world advice because we actually do this stuff. We are showing some depictions here that are typical of the experiences real wholesalers encounter. When an unlicensed wholesaler contacts a listing agent, oftentimes, you will get a negative vibe back. Being licensed gets you lots more respect.

Our advice is totally free. We are not selling courses. We have the tools and experience to get your deals closed. We give you numbers that should close about 80% of the time.

Real World Advice

Wholesalers have limited time to get their deals closed. You do your job but the clock is ticking…

Real estate wholesalers are always under the gun. Often finding distressed properties which they are good at, contacting sellers, and locking up contracts. Then they have to stop each time and get the deal sold. This breaks their stride. Much better to have a trusted professional JV partner to get the deals closed so they can write more deals each month. 

Looking Out for Our Team

Entering an unknown building always has some risk. And since we’re Realtors and also wholesalers, you need to know the safety stuff that is available to us.  Usually houses that we’re wholesaling are in rough condition. Often they are vacant. Truth is, a woman should not be entering these types of properties alone, EVER. Take a big solid guy with you, or have the owner show you the property. Your guard dog could go with you, but that introduces another risk because the dog might bite an innocent person. Wholesaling does not need to be dangerous if you do it correctly and understand the hazards. Do NOT go alone. Best to take a big guy with you and buy him lunch.

Telling the Truth

Wholesalers hassle, can’t close because this fool does not know what an assignment is!

It’s important to vet the so-called end prospect in a real estate wholesale transaction. When a contract is assigned, the original terms of the contract must be followed; otherwise, it cannot be directly assigned. It may be possible to change it, but it requires extra work, and it’s a hassle.

Learning from Frustration

Be careful quoting a per-square-foot estimate for rehab. If you quote too low, you will fail.

Wholesalers: be careful with blanket rehab by square foot methods unless you understand the difference between cosmetic rehabs and gut rehabs. We can assist with this if we can see the images before you lock up your deal. If you are too low on the rehab figure, it’s almost impossible to get the deal closed with the end buyer.

Learning to Use Time Wisely

Here’s a little video that shows what often happens. We show a  situation many wholesalers recognize. It’s a cold, gray day in Chicago. A wholesaler finishes installing a lockbox on a vacant property and walks back toward the sidewalk. The work is done for now, but the pressure is setting in. The wholesaler is frustrated but honest: “As a real estate wholesaler, you do your job—and it is real work—but it takes a lot of time.” The deal is under contract. The inspection window has started. Now the clock is running. He knows that if he shifts his focus to finding a cash buyer, scheduling walkthroughs, and answering questions, he’ll have to pause what actually keeps his business moving—finding the next deal. But if he doesn’t get this one sold quickly, the contract is at risk. It’s a familiar tradeoff for many wholesalers: Dispo the current deal… or keep prospecting for the next one. In this video, we explain why many wholesalers choose not to handle both at the same time—and how joint venturing can help you make more $ per month.

Heads Up on Hazards

Wholesalers: be cautious in wet basements…

Many properties are repaired by the owners or various handyman types who don’t do things at a professional level. You should assume the worst when you do a basement walkthrough. The danger of electrocution is real if you touch the wrong thing and your feet are wet. Yes there is danger. I have been shocked myself in my early days. Nowadays you can buy safety gloves (maybe about 10 bucks on amazon) and wear some rubber soled shoes to mitigate the risk. We want you to do a video walkthrough of the basement and capture the things a contractor needs to see, then stay out of there.

Sharing our Experience

Wholesalers: lookup your property in city or county records to see if it has inspection issues.

Surprisingly, many contractors fail to look up the inspection records on buildings they buy. Then the new buyer finds out that the prior seller ignored inspectors when they try to get a building permit. Or even worse, they start work without getting any permit. The city of Chicago is very tough on this. The inpectors are very professional, but they don’t play. Human nature being what it is, if you ignore these people it could require court action just to get back on track. Architects, attorneys and big $ needs to be spent even before you start. There’s a reason there are a ton of abandoned rehabs in Chicago. Be smart, if you you are looking at a multi-unit building in Chicago do a free lookup before you make a move. The lookup is free. As a wholesaler you must do a lookup before you tie the building up with a contract. See all the vacant lots in the south part of Chicago? These are mostly teardowns, and it often starts by ignoring city inspectors. www.jvflip.pro

Re-Working a Deal if We Can

Wholesalers, out of time…

If you’re jammed up and your inspection time is coming close to the end you should immediately call us and and get another 10 business days (2 weeks time) if we see there’s a chance we can get your deal closed. Let the seller know the truth. We will quickly evaluate your deal and we’ll tell you immediately what we can do. If the seller will not agree to the extension you must withdraw immediately (in writing) so you can get your EMD back.  www.jvflip.pro

Giving Respect to Women

Wholesalers avoid deals where the view out the front window is not good…

In homes it is the woman that mostly makes the buying decision. Especially if there are children involved. This is the female nesting instinct. When you try to write a deal on a property do the street view (Redfin has a nice street view tab) and take a look at the block, and especially the view DIRECTLY ACROSS THE STREET. Even if eveything in the house looks great if the view across the street is not favorable it will take thousands off the value of the house. Smart contractors will be aware of the value deficit and will avoid the house unless they know new construction will be coming soon, and even then they will want a sizable concession off price. This is why you must do a street view on every deal you want to work. If street view is not available use google earth. Use google earth to verify square footage (measure roof) and check for a garage or parking. If a property does not have off street parking it will take a serious value hit. In city areas parking is a key valuation issue. www.jvflip.pro

Understanding Human Nature

You could LOSE your deal…

Look, I’m just going to tell you guys the truth. We do ethical wholesaling. We don’t even like to call it “wholesaling” because people just don’t understand exactly what we do. Typically we are working on properties that have already been exposed to the marketplace by professionals. Usually Realtors. And often there is not enought equity to pay a commission. And possibly the owner has lost a job, or the bank is leaning on the seller, or it’s a preforeclosure, or there’s an illness, or the person wants to move out of the city and head south to be with family, or a spouse has died, or there is a divorce. The people WANT to SELL, and often they NEED to SELL. And the pros have ALREADY TRIED to get the property sold, and THEY COULD NOT DO IT. Usually we are working on deals that are simply priced too high. Having said all that, do not take advantage of the situation. And here’s why. Often we will be working with contractors that do actual work and sweat for a living. And in our view the assignment fee should not be more than about 10-15% of the contract price (unless the contract price is under 100k, because our minimum assignment needs to be about 10K to split).  If your assignment fee is more than that there’s a good chance the contractor will just wait until your contract expires and then go direct to the seller. Understand? Be smart. Behave with class, and be proud of what you do. Always help people and hold your head up. What you do is valuable. www.jvflip.pro

Learning What Rehabbers Value

Wholesaler windows, understand the value of new energy efficient windows that fit properly.

Good windows that fit correctly and are sized correctly to the openings are a major value factor for the end buyers. When you see this we should document it for your media package (if the result is good). Conversely, if the window sizes are cobbled up and made smaller, and are not architectually correct this detracts from building value. Understand the difference. You can see it from the street. We will teach you about this stuff. Many “rehabbers” do stuff on the cheap and often ruin the look of older classic buildings and then wonder why they have a hard time retailing the property. Same thing with interior painting. Our media packages usually include tips on the right colors for retailing the property.

Getting the Lay of the Land

Wholesalers reality check, Don’t do deals way out in the sticks…

Listen you guys. We have tools that tell us every contractor and rental property buyer in the USA, when they bought it, how much they paid for it, and what their profit was when they sold it. Our team of Philippines-based assistants manually slow-emails the marketing package we create to give us maximum in-boxing. These end buyers are directed to contact Tom Saylor directly. We are very efficient. We like to have a bare minimum of 25-30 local end buyers. There are very few buyers for properties out in rural areas, and if they are outside suburban areas it is slim pickings for wholesale investor-type buyers. We want to be in the 80% chance of closing range when we work on your deal. We will steer you towards properties we are confident we can close on. Don”t waste time on properties out in the sticks. Yes there are some beautiful farm houses out in rural areas. But these are not properties that are easy to sell to investors. www.jvflip.pro

Locking in With Loot

This is easier if your partner has a trust account

When a cash buyer (typically a contractor) is caught between deals for a few days, we like to collect a non-refundable deposit of usually about $2000 dollars to lessen the chance your deal will fall apart. These contractors provide this cash deposit willingly because they know a managing broker has to maintain a trust account, unlike an ordinary unlicensed wholesaler. This is one advantage of joint venturing with a managing broker. Collecting a non-refundable deposit from the end-buyer maximizes your chance of getting paid. www.jvflip.pro

Curb Your Enthusiasm

Wholesalers: Don’t go nuts with exorbitant assignment fees, you make it hard to close your deal!

Your assignment fee should be in proportion to the property value. If it’s too much, or if the end buyer thinks you didn’t work for it, this can make the contractor wait around until your contract expires. And then what do you think will happen? Be smart. www.jvflip.pro

Get your JV Agreement and Submit Your Deal

Submit Your Deal for a Free Joint Venture Evaluation. I’ll respond quickly — usually the same day. Put this stuff in the “Wholesale Property Info” box below, and I’ll take a look at it. What We Need: 1. Property address you want to wholesale 2. Seller price (what you think you can lock the deal up at) 3. Estimated repairs (what you think rehab, might be—give me the sq ft if you know or I will find it online) 4. Photos or video link (if available online give me the link) I can look at still photos if you upload them below. Keep file sizes less than 2mb per image. Cell phone pix ok. 5. Any info about seller motivation or timeline we need to close in. 6. Access info, vacant or occupied, cooperative tenants or not, can we put our lockbox on it? Can you show it to our contractor cash buyers? 7. Are the utilities on? What’s the parking situation. What do you see across the street from the front window of the property? 8. Is it an on-market or off-market property? 9. Were you able to do a street view (online) Yes or NO. 10. Do we know how much is owed against the property? Let me know the approx figure. ($150k, etc) 11. Can the property be delivered vacant? or what is the rent roll? mtm or lease details. 

Call or text me at 877-773-4295 day or night