Wholesaler Network

Help with finding buyers and financeing

James replies:

Here is my reply to Robert's question about finding buyers and financing:

http://wholesalernetwork.com/finding-buyers-and-financing-for-wholesa

how do you go about building your sellers list

James replies:

I think you may be asking about how to build a buyers list which I just answered for Robert above in a video reply.

If you were asking me how to find deals (which are sellers), I also cover that in the Wholesaler Control Panel (see the video reply to Robert to see how I access that).

If you have other questions, please do let me know.

Sincerely,

James

YES I WOULD LIKE TO KNOW , HOW MUCH MY MOTHERS HOUSE IS VALUED AT ? SHE PASSED AWAY A YEAR AGO AND NOW MY SISTER AND I ARE PLANING ON SELLING IT IF POSSIABLE. I NEED TO KNOW WHAT IT IS WORTH AND ABOUT HOW MUCH TO ASK FOR IT. CAN YOU HELP ME WITH THIS INFORMATION ? WE WOULD LIKE TO DO IT AS " FOR SALE BY OWNER "?

James replies:

While this is not really a question about wholesaling real estate, I can answer it for the benefit of our wholesalers and investors and also tell you how I'd go about doing it.

Here is a video that explains the resources for determining the value of a property and how I recommend you determine value in this case:

http://wholesalernetwork.com/how-to-determine-the-value-of-a-property

Please let me know if you need clarification.

Thanks.

James

Thanks James.

I am in need of a purchase agreement contract for the state of NC. Also, where do I add in an escapeable clause on this contract?

I guess my biggest thing holding me back would be the intimidation. I want to make sure, if for any reason I can't sell the property under contract, I can back out and not be in fault in anyway.

Also, when and how do I get paid? Who pays me? Thanks so much.

James replies:

Thanks for the comments Alex. I made a video that answers the questions above here:

http://wholesalernetwork.com/wholesaler-questions-about-getting-contr

Please do let me know if you still have questions about watching the video.

Thanks!

James

I just got your email. I'm a realtor, and I just moved my license to another office. So I'm just settling in and leting the dust settle from the move. I would like to be able to some how find some investers looking for houses in the Oklahoma City area to purchase, that aren't afraid of the 6% commission. I'd also like to find some houses for my self to flip or turn into rentals.

James replies:

Thanks for the comment. I did address your concerns and questions in this video for you:

http://wholesalernetwork.com/questions-about-real-estate-agent-commis

However, something I left out of the video that I remembered after is that we do offer the ability for you to sponsor your city and find great deals and work with our investors too with our sponsor program for real estate agents and brokers.

If you have any questions that I did not cover in the video above, please do let me know.

Thanks.

James

I've had a burning desire to be a RE investor for some time now. So far I've rehabbed one house that I bought from another investor. What would help me most is a mentor to help me organize a plan on how to get started finding deals and making offers.

James replies:

Congratulations on your first completed rehab and on the purchase of the second one. That's awesome!

I do offer a completely self-paced program which you can access via the Wholesaler Control Panel.

With that, by doing some very basic things that will help you in your own business, you earn points will unlock additional resources and, probably more importantly in your case, one-on-one mentoring time.

I also will do 50/50 profit sharing deals with people on a deal by deal basis which allows you direct access to me as well. If you're interested in that, just let me know.

I hope that answers your question about how to get the mentoring you need, but let me know if it does not.

Thanks.

James

I have been dealing in tax deeds , buying and reselling and finacing them.
I am interested in gathering a buyers base , and also looking into other real estate training.

James replies:

Yes, I have a lot of information on how to build a buyers list and since I grow my buyers list by over 1,000 new investors each week some people believe I know what I am talking about, but you can be the judge. You can access the info on how to build a buyers list in the Wholesaler Control Panel. I made a video on how to access that in reply to a few other questions earlier today.

If you need additional info, other than what I have provided, please leave me a comment on the article that you thought would answer it (or below) and I'd be happy to address specific questions.

Thanks!

James

I need a large hard money loan to purchase a sale/leaseback property in South Florida. LTV would be 59%. Can you help?

James replies:

Thanks for the comment Jim.

First, this is not what I teach. I teach people how to wholesale real estate without using hard money at all.

Unfortunately, I do not have someone specifically in South Florida that does hard money.

However, I do discuss in various articles how to find hard money lenders. Do a search for "hard money" on the articles website here:

http://articles.learntoberich.biz

And you will see several articles where I discuss hard money.

If you have specific questions after reading those articles, leave a comment for me there and I can clarify or add to it.

Sincerely,

James

need leads investors or partner

James replies:

Thanks for the comment Pat.

That's an easy one. I've answered it several times in videos above and cover it in detail from the Wholesaler Control Panel and even give proven-to-work ads that I personally use. I grow my investor buyers list by over 1,000 new investors each week with the strategies I teach there.

If you have any questions after looking at that, just leave me a comment on an article or here.

Thanks!

James

Allright James...

What is keeping me from getting started I guess is just plain fear- fear of getting into more of a financial mess than I'm already in, fear of making costly mistakes, not really knowing how to get started with nothing but time and motivation, not able to afford to pay for courses, mentoring etc. All that and finding buyers, I can find good deals all day long, but buyers are nowhere to be found.

James replies:

Thanks for the comment Jamie.

Yes, fear can often hold us back. There is some great material put out by Tony Robbins that I would recommend to address that. In particular the Personal Power audio series and the one about using the Dickens Process you'd find very, very helpful with that. You may be able to find that at your public library (or use Inter-Library Loan) or you can purchase it if he is still on late-night TV.

To address your concern about not being able to afford courses or mentoring. We provide a ton of information for free as part of our wholesaling program via the Wholesaler Control Panel and you can unlock additional courses just by taking action (at no cost to you) using the points system there. I built it that way for that reason actually; to help people who are willing to work but might not have the money to get started. You can use the points to get free telephone mentoring.

We do also do 50/50 profit splits on deals which includes mentoring as well.

I have plenty of buyers, so I don't believe you when you say they are no where to be found. We grow our buyers list by over 1,000 investors each week. I teach people how to build a buyers list in the Wholesaler Control Panel using both free methods and low cost methods (what I refer to as lazy and poor methods).

If you are not finding buyers, what you may be experiencing is not having good enough deals. If you have a truly great deal, there are buyers out there. Mediocre deals in this market are all over the place. You got to work to find truly great ones.

I hope that helps, but please let me know if I can help in any other way by leaving comments on any article or on this page.

Sincerely,

James

I need to know who to find wholesale buyer s once I find a property that I can wholesales. Also I want to invest in commercial and I need Hard money lenders in other words I need funding

James replies:

Thanks for the comment Bettie.

I've gotten the question about finding buyers quite a few times today. Please glance at the replies above as I've already told several people how to do that via the Wholesaler Control Panel.

I don't do commercial at all and would not be qualified to even talk about it with you. So, unfortunately, I am not a good resource for that.

As for hard money lenders, I did address that in a previous response above today as well. There are some articles on it on the articles website, but let me know if you need clarification on that by leaving a comment on the article or below here.

Sincerely,

James

How can you help me, well I have lots of inventory where we are able to write an option contract to an intermidiary for 40% of appraised value and then write a FARBAR contract for full apraised value. This is all 100% legal and handled by an attorney. In essence it is a way for an intermidiary or an investor such as yourself to leave the closing table with as much as 200k cash back at closing but the legal way. You ask how you can help me, I need buyers, lots of buyers. I work for 4 different developers that need to unload there condos and townhomes. Panama City Beach is a good investment right now because of the international airport being built. Can you help? Chris

James replies:

Thanks for the message Chris.

I have answered the question of how to build a buyers list several times today, so please do read the replies above on how to do that.

I do not know exactly how you are planning to do your transaction so I really can't comment on that, but I will address your comment about it being handled by an attorney and your implication that that means its legal. The fact that it is handled by an attorney does NOT mean that it is legal. Attorneys can break the law too.

I encourage everyone who is considering doing any of these types of deals to do a lot of due diligence.

Sincerely,

James

I had a hard time to find a wholesalers in some metro areas(like Omaha and Kansas city)and now we have about 60 properties waiting to be closed,but no one of our investors can get aproved for
loan.Only a few cash buyers will close a deals this month.

James replies:

Thanks for the comment. It sounds like you need to improve the quality of your buyers list. I do address this exact issue in my articles on building a buyers list that you can access via the Wholesaler Control Panel.

In brief though, you may want to consider mailing absentee owners that have purchased in those markets/neighborhoods in the last 6 months.

If, after reading the articles, you still have questions, please do post them as comments to the article and I'd be happy to clarify for you.

Sincerely,

James

Currently I am starting out as a wholesaler, I have extensive experience in real estate and just graduated from CSU with a Real Estate Finance degree. I am having trouble just getting over that first hurdle (or series of hurdles) when it comes to finding deals, finding buyers, and knowing where to start. I guess my biggest fear is failing even though I am quite competent and have accomplished many large and admirable things in my life.

Thanks for the help,
Joe

James replies:

Thanks for the comment Joe.

Congratulations on graduating. My wife just graduated from CSU this past May as well.

Yes, I recommend you start with "baby steps" (from "What About Bob"). Start putting out ads to build your buyers list. Start building your dream team. Start putting out marketing to find deals to analyze. I have the exact sequence outlined for you on the Wholesaler Control Panel.

It is even numbered so you know what order to do things in.

If you get stuck at any point, just leave me a comment on the article and I will reply to clarify what to do next. I assume you are still here in Fort Collins. You may also want to attend the Northern Colorado Real Estate Investor Group meetings.

Let me know if you have any other questions.

Sincerely,

James

I have spent most of my meager income on education. i am ready to make the first move, but I need financing partners even just for some basices, like marketing, and earnest money, closing costs or holding costs before ressale. I did what one place said to get credit cards to start the first one, but It is maxed out in paying for that course. So I would say financing partners and establishing credibility and 'the team'.

James replies:

Thanks for your message Cheri.

You had mentioned that you need financing partners for basics. The way I teach wholesaling you really can do it with $20. If you do not have $20, this is not the business for you. You'll spend more than that in gas looking at deals.

If you read through the info I provide on the Wholesaler Control Panel you will see I talk about Lazy and Poor methods. You want to focus on the Poor methods for now until you get some income from your first deal or two.

You can do completely free marketing using websites like CraigsList.

I also just wrote an article on how to deal with earnest money by using your wholesale buyer's deposit as earnest money.

Since I teach wholesaling, I do not recommend you close on the properties so you won't need closing costs and you definitely won't need holding costs.

Further, even if you did need any of those expenses (which you really don't), you could spend your time finding a financial partner first using the same strategies I talk about for building your buyers list. You'd just call each buyer and see if they would be a good person to partner with with you finding the deals and doing the work and they providing the credit and financing.

Credibility comes from learning and doing. Sure, you can do little things like have a business card, credibility pack and so on to help, but it has been my experience that the big thing is confidence in what you are saying and doing and that comes from looking at a lot of houses, talking to a lot of sellers, buyers, dream team members and the like.

I do have articles on the topics you need in the Wholesaler Control Panel, but let me know if you need more info or clarification from those.

Sincerely,

James

Charles,
I'm a small time wholesaler with big dreams of doing major deals in the near future. I live in Birmingham and I've completed two deals and made a total of about 4k total. Its not a lack of ambition for me I just need to grasp the concept of attracting investers nationwide who want to buy properties outside of their immediate are and also how to attract deals outside of my city. I would really appreciate your help with this because once I grasp this concept, the sky is the limit for me! Thanks in advance and have a blessed day!
Jonathan

James replies:

Thanks for the message Jonathan. Not sure who Charles is, but I'll assume you meant this message for me. :)

Congratulations on the two deals. $4K is a great profit to start with.

I do NOT focus on selling properties in one market nationally. I do not teach that either. In all but very rare cases, we keep our buyers list separated out by market. We don't typically send out a Jacksonville, Florida deal to San Diego, California investors.

We do have a centralized website for deal analysis, but do not mail to out of area investors to try to find buyers.

I would not recommend it either. It has been my experience that there is a very small number of investors out of state that want to invest in other markets. There are far more in your local market that have bought and will buy again.

I hope that helps and answers the implied question.

If you do have another question or comment, please leave it for me below or on a related article.

Sincerely,

James

I am looking for an investment home in Long beach island, NJ. Fixer upper OK...prefer homeowner that is in trouble and needs a bailout....buyers have 700+ credit scores and can close fast....contact mike at [number removed by James]...

Also looking for rehab homes in northern NJ 60 percent LTV...

James replies:

Thanks for the comment Michael.

Have you done any marketing to find deals yet? I cover a lot of different marketing strategies in the Wholesaler Control Panel on how to find deals that would fit your criteria.

Some of my personal favorites for finding motivated sellers are direct mail to absentee owners and post it notes.

I hope that helps. Let me know if you have any other questions.

Sincerely,

James

thanks james,
yes how do i start wholsaling / can i do this in fl.?............. need mentoring........

[number removed by James]

thanks, kevin

James replies:

Thanks for the message Kevin.

Yes, you can do this in Florida.

How do you start? Glad you asked. I cover that in detail in the first part of the Wholesaler Control Panel. I discuss what wholesaling is, how you get paid and so on. I then go into detail in the sections after that on how to actually do it.

As for mentoring, I did address that above in reply to another person as well. That is available as well on both a free basis (with points you earn) or on 50/50 profit sharing model.

If you have questions along the way, leave me a message on the article that you have questions about and I can answer that there too.

Sincerely,

James

Do you need to always have a title search performed before making an offer? Does the title company used (earnest money, closing, etc) need to be in the same town as the seller or in my town? If assigning will buyer want to change closing location? Thanks for all the useful info thus far.

James replies:

Thanks for the message Phillip.

I do not do a title search BEFORE I make an offer. Before closing though the title company makes sure that there are no problems with title.

The title company is USUALLY in the same town as the property itself. There may be exceptions to that, but it has always been the case with my closings and all the ones I have been familiar with.

You are very, very welcome for the info. Glad to be of service.

If you have any other questions, please feel free to post the comment on the article you have questions about it or below here.

Sincerely,

James

need help, finding customers, really need to speak tsomeone

James replies:

Thanks for the additional message Kevin. I did address your other questions above, but noticed you had added the above.

As for finding customers (which I assume you mean buyers), I did address that several times above in replies to others. Please see that.

In regards to you really needing to speak with someone. I do personally offer telephone time when you unlock points (as shown the Wholesaler Control Panel) or you can choose to do a 50/50 profit sharing plan which has mentoring as well. I also discuss that above.

If you have any other questions, please do let me know.

Thank you.

Sincerely,

James

I'll be getting my RE broke license soon. So I don't know how to fill out a contract so that I am representing myself. And how do I feel it out in a way that the Real Estate Commission do not see me as the bad guy who had real estate education and taking advantage of the sellers or buyer? This is what holding me back. I guess you can say it's lack of knowledge.
I also, want to know what form do you typically use when it comes to doing wholesaling? Do you use the commission approved form and then submit an assignment addendum with it?
How do you explain your exit strategy to your seller?
When you are building your buyers list, you've mentioned that you use Craiglist. Do you also cold call those ads?
I do kinda need a mentor because I am still new to this business. Once I've done one deal, I will know what to do. Mentor is the key and if I can get someone to walk me through one deal, that would be great.

My biggest fear is that I don't know where and how to start. I've read many books and articles but still don't know what forms to use, how to talk to sellers so that they don't think I'm taking advantages of them, and do not know which tittle companies will do this kind of closing.

And I do need help on find deal. Do you typically drive for the dollar, post ads on newspaper or is there any software that you use?

Thanks,
Vi from Centennial, CO

James replies (with quoted text):

I'll be getting my RE broke license soon.

That is NOT required to do what I do. In fact, both me and my family did it for many years without a real estate license.

So I don't know how to fill out a contract so that I am representing myself.

If you are getting a real estate license they will teach that to you. I will be uploading samples of filled out contracts to the Real Estate Investor Cookbook eventually, but first need to get to the point where we have added contracts to that particular resource. If you can do the contracts on your own, that's great. If not, you will need to bring a team member in who can help with that (agent/broker, lawyer, local investor). Since I am not an attorney, I personally do not feel comfortable teaching contract law.

And how do I feel it out in a way that the Real Estate Commission do not see me as the bad guy who had real estate education and taking advantage of the sellers or buyer?

First, don't ever take advantage of anyone: only do win-win deals. Second, disclose that you are licensed.

This is what holding me back. I guess you can say it's lack of knowledge.

Take some time to review the materials again if you feel there is a lack of knowledge.

I also, want to know what form do you typically use when it comes to doing wholesaling?

I personally use a sales contract in all but a very few rare cases.

Do you use the commission approved form and then submit an assignment addendum with it?

In the past, since I did not have my real estate license, no, I used my own contracts. For you unique situation, I would definitely consult with your own attorney to find out what he advises.

How do you explain your exit strategy to your seller?

It depends on the seller. I am usually looking for houses for my own portfolio and wholesale as a secondary strategy. So, I would tell them while it is a great house and I think I might know some investors that would be interested at $X, it just is not a good fit for more portfolio. Since I know a lot of local investors, would it help them if we wrote up the property at $X and they gave me a little time to make some phone calls to them? Of course, if they find a buyer first, they should just let me know. It makes it easy for them to say yes for me to get an assignable contract.

When you are building your buyers list, you've mentioned that you use Craiglist.

Yes.

Do you also cold call those ads?

If I wanted to get more buyers on my list, I could. Honestly, I am swamped with work and I am using more of the "lazy" methods than "poor" methods that I discuss. Calling is more of a "poor" method where you have more time than money.

I do kinda need a mentor because I am still new to this business.

We ALL need mentors... just mentors at different levels. Even Olympians have coaches and mentors!

Once I've done one deal, I will know what to do. Mentor is the key and if I can get someone to walk me through one deal, that would be great.

Yes, I do discuss the 50/50 profit sharing model and the other ways to get mentoring with me in previous replies above.

My biggest fear is that I don't know where and how to start.

Follow the steps in the Wholesaler Control Panel. It really is in that order.

I've read many books and articles but still don't know what forms to use,

I am making checklists on the Real Estate Investor Cookbook to address that too.

how to talk to sellers so that they don't think I'm taking advantages of them,

That is covered in one of the audio downloads on the Wholesaler Control Panel.

and do not know which tittle companies will do this kind of closing.

I cover that too in an article that Tammy is going to be editing and publishing. It is already written, just waiting on it getting "approved" and posted on-line. It will be available on, you guessed it, the Wholesaler Control Panel.

And I do need help on find deal.

OK. That too is covered in detail on the Wholesaler Control Panel.

Do you typically drive for the dollar,

Hardly ever.

post ads on newspaper

I have done this, but I hardly ever do it anymore to buy houses.

or is there any software that you use?

Software to find deals? Nope.

My two preferred ways to find deals now are direct mail to absentee owners and post it notes door to door.

I hope that answers your questions, but please leave comments on any articles that you have more and I'd be happy to clarify.

Sincerely,

James

I need help with purchasing or renting a home. My boyfriend and I currently live in a 2 bedroom apartment, and want to find a house to rent and possible rent to own or to buy. My boyfriend has no credit, and my credit is poor. A few months ago, I was told my credit score was 557. We both work full time jobs. Another problem that we encounter, is that its hard to get approved because of our bad credit and we both have a criminal background. We are looking to get financial help to get back on our feet, so we can live in a house and not rent an apartment. We need help finding the right home for us, and to get help to get financed to buy a home. Thank you very much.

James replies:

Thanks for the message Marcy.

If it were me, I would start talking to several mortgage brokers to find out what loan programs I could qualify for. A credit score of 557, while it is low, would not automatically prevent you from getting a loan. Having strong income and low debt, may still make you eligible for loans to buy a house. I am not a lender though and you will want to talk to a local one.

On the other hand, there are lots of investors that, with an adequate down payment, would offer to rent-to-own a home to you. If you can get a loan yourself and follow the some of the strategies we teach, you can "become the investor" and make the profit the investor would have made by finding the home yourself and buying it with your own financing.

Definitely, talk to some local lenders. Don't just talk to one (which is what most people do). Get multiple quotes and multiple professional opinions.

Sincerely,

James

James, well I'm looking for deals right now, can I wholesale a property listed by a real estate agent that is priced well below resale value, and everyone wants proof of funds before they will even show me a property, I do not have any money, I'm paycheck to paycheck, and I can only put up about $100 for earnest money deposit, and have been told it is not enough, so now I'm looking at empty properties in hopes of finding the owners in public records, and deal with them. I really want to get into real estate and make money, but I'm starting at the very bottom, when I do get a property under contract I will submit it to you. Thank You, Kevin Reap

James replies (with quoted message):

Thanks for the message Kevin.

James, well I'm looking for deals right now,

Great!

can I wholesale a property listed by a real estate agent that is priced well below resale value,

Yes, but I do not recommend this for beginners. It is much more challenging to wholesale deals that are listed in the MLS. It can be done, but it is far harder to do.

and everyone wants proof of funds before they will even show me a property,

Yes. Like I said, I do not recommend it. Go milk another cow (find motivated sellers yourself).

I do not have any money, I'm paycheck to paycheck, and I can only put up about $100 for earnest money deposit, and have been told it is not enough,

For MLS deals, yes, it is probably not enough unless you know some advanced strategies and I do not recommend it. Save the $100 and go find a motivated seller with a property that is not listed in the MLS.

so now I'm looking at empty properties in hopes of finding the owners in public records,

That's a better idea.

and deal with them.

Yes, that's who you want to deal with.

I really want to get into real estate and make money, but I'm starting at the very bottom,

We all start there. If you check out what I teach via the Wholesaler Control Panel, you will see I do not recommend using agents to find deals to wholesale. Sometimes agents have great deals for an investor looking to be the actual buyer, but for wholesaling deals... it is going to add some additional complexity.

when I do get a property under contract I will submit it to you.

Sounds great.

Thank You, Kevin Reap

You're very, very welcome. Please let me know if you have any other questions preferably by leaving a comment on the article you have questions about it so that others can benefit from it too.

Sincerely,

James

HI JIM i hope this is the area to let you know what i need.i need help to build a buyers list. finding the money to buy with
ie private money. below is an example.
there is a 4/2 sfr which is a va reo list price 29,165.00 arv is 65k-74k rehab cost is apox 10k are you interested in helping me find the money to do this deal you can take 60% of the profit and give me 40%
thanks jc smith
triple j investorsllc

James replies (with quoted text):

Thanks for the message.

HI JIM

Just so everyone knows. I never go by "Jim".

i hope this is the area to let you know what i need.

Yes, this is it.

i need help to build a buyers list.

No problem. I have lots of experience doing that. I teach it from the Wholesaler Control Panel and even include proven to work ads that I run to generate buyers lists.

finding the money to buy with ie private money.

Since I primarily teach wholesaling and emphasize strategies that require NO MONEY, I don't usually teach how to raise private money. The best way I know to find private money is to ask everyone you know if they know anyone that is not getting x to y% return on their money secured by local real estate. Fill in x and y with what you are willing to pay.

below is an example.
there is a 4/2 sfr which is a va reo list price 29,165.00 arv is 65k-74k rehab cost is apox 10k

Depends on a lot more factors than what you are telling me. There are houses in some neighborhoods that I would touch at that price. There are some in other neighborhoods that makes that a great deal.

are you interested in helping me find the money to do this deal you can take 60% of the profit and give me 40%

If you have it under contract, you can wholesale it keep all your profit.

If you have it under contract and want help wholesaling it from us, we could do a 50/50 profit, but I would need get more information.

Personally, I do not do fix and flip rehabs in this market. I either buy it to hold as a rental or wholesale.

If I did not answer your questions or you have more, please let me know.

Sincerely,

James

i would need one on one mentoring and what ever financing is available. i am a little nervous as i have never done this but would like to change my life

James replies:

Thanks for the message Brian.

Yes, one-on-one mentoring is available via points or on 50/50 profit splitting deals. I describe this in detail above.

You don't need financing if you are wholesaling as I described above as well.

By the way, you don't need us to change your own life.

Please let me know if you have any other questions.

Sincerely,

James

im i need of help in all the area mentioned above i have the basic concepts of wholesaling but it's alot of missing pieces i think

James replies:

Thanks for the comment Jamel.

Since I can't "teach you everything" in this response, why don't we try this. Please go through the Wholesaler Control Panel and if you get to a part that you need help with, please leave me a comment on the article that you have a question about.

I will reply to your comments to clarify it there and fill in any missing pieces for you as we go forward. Fair enough?

Sincerely,

James

How do you get loans with bad credit i have found two things one is a house out in the country with land and the other is a old church that would make a neat house please help me David

James replies:

Thanks for the message David.

Bad credit alone is usually not enough to automatically prevent you from getting financing. While I teach how to wholesale real estate with very little or no money and how to do it without getting financing, if you really feel that you need to get financing, you should interview several lenders and find out exactly what the criteria is for you to get a loan is.

Please read some of the above posts where I specifically address this question in another form as well for additional info.

Sincerely,

James

James, my basic problem is that I live in San Diego, where there are some great deals to be had. Unfortunately, I have had zero success finding funding for my deals. I do not necessarily want to wholesale, but I am interested in the purchase of apartments that I can rent and keep. With the market the way it is here, there is now and will always be great demand for good rental properties.

Any ideas you might have with respect to finding good sources of funding would be greatly appreciated.

All the best,

Joe

James replies:

While I don't know your financial situation or teach this specifically it sounds like you need to find some financial partners to do these deals. Use the same strategies I teach to build a buyer lists in the Wholesaler Control Panel but then take it one step farther and contact each person individually to see if they might be a good financial partner if you find great deals.

Of course, if you have great financials, you may just need to keep interviewing lenders until you find a great fit and a program that would allow you to do these types of loans.

Sincerely,

James

I just need to know...step by step....after someone says "yes" you can purchase my property...what contracts to use....etc...also...I want to do it virtually but afraid of never seeing the house and what to do....what about virtual assistants...can you help?

thank you

James replies:

Thanks for the message Cheryl.

As I described above, on the Wholesaler Control Panel are resources for the paperwork to put the house under contract.

I am also actively working on the "checklist" part for all aspects of the business with the Real Estate Investor Cookbook, but I know that is a long process and is no where near ready to go. You don't NEED the checklist to do this (so don't use it as an excuse not to go forward), but once it is ready, it will be a nice help.

Sounds like you've been watching Cris Chico's sales pitches with the "virtual comment" and "virtual assistants". I don't teach that although I've invested outside my local market and I own houses I've never seen. Primarily, I teach people how to do it in their own local markets.

For more info on the virtual methodology, try Cris for details on that. I think he sells a course that teaches it.

Sincerely,

James

Thank you for your email.

I need to develop a list of buyers for a few different states. I just put out one ad on craigs list, but need to do 10 to 20 more probably in different cities . No response so far. I have a list for CA buyers, but want to look at other markets also.

I also need to draft or find a simple contract(s). I would like to option the property, then be able to assign or sell the contract to the new buyer. I don't want to be financially liable if no one buys after 1 week or so.

I am also wondering what is a good amount to pay for an option per day. I am trying to minimize money invested and my liability.

I really want to try and begin my first deal by the end of September, if I can get things lined up.
Thank you very much.

Al

James replies (with quoted text):

Thanks for the message Al.

Thank you for your email.

You are very welcome.

I need to develop a list of buyers for a few different states.

OK. I teach this in the Wholesaler Control Panel.

I just put out one ad on craigs list, but need to do 10 to 20 more probably in different cities.

OK.

No response so far.

I have proven-to-work ads that you can use located in the Wholesaler Control Panel (of all places). You should get some response if you are using good ads. In fact, I think I even discuss response rates in some of the material in the Wholesaler Control Panel.

I have a list for CA buyers, but want to look at other markets also.

OK. Depending on what you're doing, you may also want to use direct mail to build your list as I describe as well.

I also need to draft or find a simple contract(s).

This is also covered in the Wholesaler Control Panel and above.

I would like to option the property, then be able to assign or sell the contract to the new buyer.

Perfect. That's what I teach.

I don't want to be financially liable if no one buys after 1 week or so.

Sounds reasonable.

I am also wondering what is a good amount to pay for an option per day.

Pay for an option?! If you read my reply above, I describe, in very basic terms, how I present getting an agreement to show the deal to some other investors and you'll notice I do not pay for the option. Now, the legal folks may be screaming that you need to have consideration for the option to be valid. So, make sure you take care of that if it is a concern for you and you are advised to do so. I do have an article about earnest money that you can find from the Wholesaler Control Panel.

I am trying to minimize money invested and my liability.

Yes, that's what my earnest money article is all about actually.

I really want to try and begin my first deal by the end of September, if I can get things lined up.

Great. Goals with deadlines are extremely helpful.

Thank you very much.

You are very, very welcome.

Please go through the Wholesaler Control Panel info and let me know if you have questions by leaving comments on the articles you have questions about.

Sincerely,

James

hi,
my lack of credit and enough monthly income is what's holding me back.

James replies:

For wholesaling you do not need any credit, so that should help.

As for monthly income, I would strongly recommend that you stabilize that before you start. Wholesaling takes time to get started, build your buyers list, dream team, get comfortable and confident finding deals and closing them.

In my opinion, it is better to have food on the table, gas in the car and clothes on the kids backs and then start to grow your wholesaling business to replace or supplement the other income you have.

Like most "sales jobs" that are 100% commission, it is hard to do it from scratch without some money for basic needs coming in.

On the other hand, some people who tell me that I'm crazy and that it is the hunger and the "I have to succeed" mentality that drives us to actually do it.

Of course, in the end, it is up to you.

Sincerely,

James

Where do I find deals..what do I look for in a "profitable" deal? When I find one who do I get in contact with?

James replies:

Thanks for the message David.

I have an entire section on deal finding in the Wholesaler Control Panel and it includes a section on what makes a deal a deal and what investors look for in deals.

As for who to get in contact with, that is why I recommend you build a list of potential buyers even before you find a deal and teach you how to do that as well in the Wholesaler Control Panel.

If, while you are reviewing that info, you have any other questions, please do leave a comment on the article or resource that you have a question about and I can help clarify it from there.

Sincerely,

James

I think I just need confidence.
My husband questions what I'm trying to do and doesn't want me to tie up $ (even earnest $) so that makes it a little harder.

I would like to be a full-service wholesaler who can help the rehabber get financed, and I really don't have that piece.

James replies:

Thanks for the message Pam.

Yes, confidence is key here. I think that can come from experience and knowledge.

You don't need to tie up any money. Listen to your husband in this case. Don't even tie up earnest money. Do the deals in such a way that you don't need to put up any money.

As for helping the rehab person get financed, don't wait to figure this piece out to get started. Get a good lender or two on your dream team and then work with them and the rehab person when you get to that step.

If you have any other questions, do let me know.

Sincerely,

James

Thanks James, I am not a real estate agent. Can I still do this?
Thanks,
ART

James replies:

Thanks for the message Art.

I answer this in the first section on the Wholesaler Control Panel. The very brief answer is: yes, you can still do it even though you are not a real estate agent. I was an investor long before I had my license.

If you have any other questions, please do let me know by leaving a comment on the resource that relates to your question.

Sincerely,

James

james i don't know what i need to do or where to start may be you can help me so i can get started thanks.

James replies:

The best place to start is right here at the Wholesaler Control Panel. Go in order from there and let me know if you have any questions by leaving comments on the articles you have questions about.

Sincerely,

James

I need a hard money lender and need to know how to get the pionts going on your web. been on it all day and can't figure it out. And no money no cerdit need to get a new buyers list but don't now how to on criegs list. have buyers but can't get them on you web page. been trying to do this for years but you are the only one offereing this. Thanks Deb

James replies:

Thanks for the message Debra.

I replied to questions earlier today about hard money lenders. Please read that above.

As for the points, basically you get a point for each investor buyer you add to your buyers list. Use our proven-to-work ads for building your buyers list (found in the Wholesaler Control Panel), and you should start to earn points as your buyers. There is even a video that shows you how to do it as well.

If you run into trouble with any steps there, let me know.

Sincerely,

James

What I need is houses in my area that need fixing up, were the owner will finance with nothing down...

I do not have money to invest in the real estate market at this time..

However I do know there has to be people out there who want to sell but their houses are in bad shape, so find me them.

James replies:

I have literally dozens of those deals (they're horrible deals), but they meet your criteria were the owner will finance with nothing down. They owe more than the house is worth, but will gladly let you make payments to them to cover their own mortgage with absolutely nothing down.

I assume that since you say you have nothing to invest, you would not be able to pay me to find them for you too right? How will you be financing the repairs? How will you pay for the holding costs? How about the marketing to rent them? Or to sell them?

I don't know you beyond what you wrote above, but based on that, I think you may be looking at the wrong model and you asking me to find you the deals is only going to get you into trouble.

I STRONGLY recommend you consider wholesaling a few deals before you try the model you outlined.

Sincerely,

James

The only thing holding me back right now is buyers. I know how to find the sellers and have some houses in the works now, but I just moved to Indiana from St. Louis and don't have a buyers list built up so I've been worried about not being able to "flip" fast enough. I'm investing in the Indianapolis and Lafayette areas.

Jackie D

James replies:

Thanks for the message Jackie.

If that's the only thing holding you back right now Jackie then I have great news: problem solved!

I teach people numerous ways to build a buyers list on the Wholesaler Control Panel. If you really do have some great deals, I would strongly recommend that you spend some money and build your buyers list via direct mail to absentee owners as I discuss it in the Wholesaler Control Panel as it will create a much high quality list of people that have actually purchased recently and not just those looking to purchase.

If you have any questions about that, please post a comment on the article that you have questions about.

Sincerely,

James

I need help getting my marketing started. I tried classifed ads and bandit signs but I am on a budget and I need laser-targeted marketing that is going to bring me a flood of motivated sellers, without spending 10k. Is there anyone in RE investing doing effective direct marketing (Dan Kennedy style) instead of the tired old "We Buy Houses" crap?

James replies (with quoted text):

Thanks for the message Kerry.

I need help getting my marketing started.

OK.

I tried classifed ads and bandit signs but I am on a budget and I need laser-targeted marketing that is going to bring me a flood of motivated sellers,

The words classified ads and flood do not mix for me. Classified ads bring trickles. Bandit signs, in a large enough quantity, *could* bring floods. But you are talking about A LOT of bandit signs.

without spending 10k.

I know of ways to find motivated sellers that are absolutely free (poor methods) and ones that cost money (lazy methods). Both are discussed in detail, in the Wholesaler Control Panel.

Is there anyone in RE investing doing effective direct marketing (Dan Kennedy style) instead of the tired old "We Buy Houses" crap?

Yes. There's quite a few of us using variations of magnetic marketing type advertising.

Check out the Wholesaler Control Panel articles if you are interested in some of what I personally do and teach. If you have specific questions that relate to some Dan Kennedy style marketing, please do post some comments on the articles about it and I will reply.

Sincerely,

James

HI, I need step by step instructions, from forms, constracts, documents, buyers list. I have great enthusiam, energy and accountability, however, would like to understand the basics and become successful. I have excellent communication skills. Do I find preforclosures from the LP list only? How and where do I find Buyer/Investors?. Once I contact the seller and they agree what contract forms do I use? Awaiting your reply. THank you Mary Lee

James replies (with quotes):

HI, I need step by step instructions,

Please start with the Wholesaler Control Panel for step-by-step instructions on how the process of wholesaling works.

from forms,

We address the basic forms in Wholesaler Control Panel and I am also working on the Real Estate Investor Cookbook as well.

constracts, documents,

These are both discussed in the Wholesaler Control Panel and the cookbook.

buyers list.

I have discussed this several times today above and also on the Wholesaler Control Panel.

I have great enthusiam, energy and accountability, however, would like to understand the basics and become successful.

Yes, read through section #1 on the Wholesaler Control Panel and then let me know with comments on anything that is not clear.

I have excellent communication skills.

That will definitely help.

Do I find preforclosures from the LP list only?

No. See the section on finding deals on the Wholesaler Control Panel for various ways of finding deals.

How and where do I find Buyer/Investors?

That is covered in a lot of detail in the Wholesaler Control Panel as well.

Once I contact the seller and they agree what contract forms do I use?

Again, that is all covered in the Wholesaler Control Panel and if you have specific questions about it, then leave me a comment and I will answer that specifically for you.

Awaiting your reply. THank you

You're very welcome.

Sincerely,

James

I have houses I can't sell. Two a 60 cents on the dollar and three retail but still at 80 cents on the dollar.
You got someone who is interested.

James replies:

Not to make an example of you Murphy, but this is why all wholesalers absolutely MUST start building your buyers list in advance using the strategies we teach in the Wholesaler Control Panel.

To answer your question, we may have a buyer because I do have a huge buyers list. You can submit your deal for us to analyze from the Wholesaler Control Panel account. There is a video in there that will walk you through how to submit a deal.

For us to sell your deal for you, you need to be willing to pay a 3% fee from the price you list it for. That's all explained in your account.

If you have any questions, please let me know.

Sincerely,

James

What do you need?
I think I need to just get going amd make a plan with specific steps to take action.

What is holding you back?
Not sure. I think that at this time, I do not have enough knowledge to determine value or property to know if a deal is a deal.

Do you have questions that need answering? If so, what are they?
Besides looking at 100 houses in my area to gain knowledge, is there something else I should do to get started?

Do you need specific forms? If so, which ones?
I need the forms to submit an offer, checklist to put info about property to see if calculations make it a deal, a step by step checklist would be great from start of finding a lead to getting my fee.

Do you need specific training on how to do something? If so, what?
Submitting an offer, calculating a deal, some phone scripts to speak with sellers and buyers

What is your biggest fear?
Getting leads and not knowing what to do with them or how to handle them right.

What is causing you to hesitate or procrastinate?
Lack of knowledge and experience I would say.

Do you need one on one mentoring? If so, with what?
I would like it, but I'm sure I can't afford it at this time. I would like to follow someone through a deal, listed to the phone conversations they have throughout the process and filling out the forms.

Do you need to build your buyers list? If so, what can I do to help with that?
I have a very small buyers list I have been refering leads from my ads and website, but I do not hear back from them that much so I would think having a larger list would be better.

Do you need help finding deals? If so, what can I do to help with that?
I would think that I can always use help fiding deals in my location of Albany NY.

Do you need help with financing? If so, what exactly since wholesaling real estate does not require financing?
I don't think financing is a problem for me at this time since I need to be able to find deals first. Then maybe if I found a deal I wanted for myself, I would need finacing.

Anything else you need or want that I can help with? Let me know.
I am looking for a step by step guide at this time for wholesalign that isn't hudreds of dollars and if new, not from 2 years ago.

James replies (with quotes):

What do you need?
I think I need to just get going amd make a plan with specific steps to take action.

Yes, see some of the comments I made above and follow the outline in the Wholesaler Control Panel.

What is holding you back?
Not sure. I think that at this time, I do not have enough knowledge to determine value or property to know if a deal is a deal.

Yes, determining value when you are just getting started can be a challenge. If you get serious about the business, a comparable sales service is something I recommend getting, but when you are first starting considering working with a local real estate agent, broker or appraiser to get accurate sales data and learn values.

Do you have questions that need answering? If so, what are they?
Besides looking at 100 houses in my area to gain knowledge, is there something else I should do to get started?

Yes, I would start building your buyers list and dream team too. See the steps I recommend in the Wholesaler Control Panel.

Do you need specific forms? If so, which ones?
I need the forms to submit an offer, checklist to put info about property to see if calculations make it a deal, a step by step checklist would be great from start of finding a lead to getting my fee.

Yes, see above. Between the Real Estate Investor Cookbook and Wholesaler Control Panel, that should be taken care if it is not already.

Do you need specific training on how to do something? If so, what?
Submitting an offer, calculating a deal, some phone scripts to speak with sellers and buyers

We do cover all that on the Wholesaler Control Panel and I will even be doing some more on the Real Estate Investor Cookbook as well.

What is your biggest fear?
Getting leads and not knowing what to do with them or how to handle them right.

I can write to you about how to ride a bicycle all day, but there is nothing quite like getting on and trying to pedal on your own. In other words, you got to actually do it.

What is causing you to hesitate or procrastinate?
Lack of knowledge and experience I would say.

Yes, study and try.

Do you need one on one mentoring? If so, with what?
I would like it, but I'm sure I can't afford it at this time. I would like to follow someone through a deal, listed to the phone conversations they have throughout the process and filling out the forms.

See some of my replies to other comments above. Mentoring is free with our system with points or you can do 50/50 profit sharing on deals too.

Do you need to build your buyers list? If so, what can I do to help with that?
I have a very small buyers list I have been refering leads from my ads and website, but I do not hear back from them that much so I would think having a larger list would be better.

Yes, the bigger the better. Quality comes from quantity. Definitely build your list starting immediately.

Do you need help finding deals? If so, what can I do to help with that?
I would think that I can always use help fiding deals in my location of Albany NY.

Yes, I do cover this in the Wholesaler Control Panel as well. Albany has some great deals right now.

Do you need help with financing? If so, what exactly since wholesaling real estate does not require financing?
I don't think financing is a problem for me at this time since I need to be able to find deals first. Then maybe if I found a deal I wanted for myself, I would need finacing.

Yes. You got it. For wholesaling it is not an issue.

Anything else you need or want that I can help with? Let me know.
I am looking for a step by step guide at this time for wholesalign that isn't hudreds of dollars and if new, not from 2 years ago.

How about free? Go to the Wholesaler Control Panel. It is a free service we offer. And it is so new that Tammy is still editing the content to make it live on the site!

If, while going through the material, you have any questions, go ahead and leave a comment.

Thanks!

James

What is the best way to get started?

James replies:

I would start with the Wholesaler Control Panel and work my way from top to bottom. Actually "doing" the steps along the way and not just reading.

Let me know if you have questions as you go through by posting comments to them.

Sincerely,

James

Right now I am immersing myself in all things real estate.

I am studying to get my Louisiana Real Estate Agents License. New Orleans is my choice for my first market. I feel that it will serve me well to be working in the industry that I plan on thriving in. Especially in regard to meeting and working with investors, contractors and mortgage lenders. Not to mention the availability of information about my markets would be substantially benefited.

I am studying the principals of investing, watching my markets, building up my start up capitol and my credit score.

I am also considering taking two courses at L. A. Valley College. One on contract law for the real estate industry and another on sales and marketing for real estate applications. Both would be completed by Dec. 20th.

Meanwhile I have someone who is ill that I am caring for. So I feel like I am using this time to it's fullest benefit.

As far as needs. Man. Would I love a mentor. I am totally committed to this endeavor. And I would work my butt off for the right person. Meanwhile I think I will save my questions until I feel like I've done all I can on my own.

That you for the information your site provides. And I look forward to doing business with you in the future.

Jennifer

James replies:

I know without even reading that at some point in my reply I'll need to say Wholesaler Control Panel, so I am going to get it out of the way now. That way I can just say WCP and you will now that I mean the Wholesaler Control Panel. :)

OK... sorry Jennifer... just been typing that so many times, I did not realize that people did not know about it since it really does answer so many of the questions.

You wrote:

Right now I am immersing myself in all things real estate.

Great!

I am studying to get my Louisiana Real Estate Agents License. New Orleans is my choice for my first market. I feel that it will serve me well to be working in the industry that I plan on thriving in. Especially in regard to meeting and working with investors, contractors and mortgage lenders. Not to mention the availability of information about my markets would be substantially benefited.

OK. Getting your license is NOT required, but if you are already going to get it, that's fine. I love New Orleans and attended Tulane University. My second son was born while I was living there.

I am studying the principals of investing, watching my markets, building up my start up capitol and my credit score.

OK. While that is great. It is not required to do what I teach.

I am also considering taking two courses at L. A. Valley College. One on contract law for the real estate industry and another on sales and marketing for real estate applications. Both would be completed by Dec. 20th.

Great. That will certainly help.

Meanwhile I have someone who is ill that I am caring for. So I feel like I am using this time to it's fullest benefit.

Sorry to hear that they are ill, but glad to hear you are not letting it be idle time.

As far as needs. Man. Would I love a mentor. I am totally committed to this endeavor. And I would work my butt off for the right person. Meanwhile I think I will save my questions until I feel like I've done all I can on my own.

OK. I have referenced how you can get some mentoring in replies to other people above.

That you for the information your site provides. And I look forward to doing business with you in the future.

Now don't I feel like the fool. In my reply, I did not even have to mention the WCP. :) Goes to show that when I assume I will, I guess I won't after all.

In any event, you are very, very welcome. Glad I could help.

Sincerely,

James

Is there a web site were they have private money investor, almost like angel investor. That invest in real esate .

James replies:

I am sure there are, but it is not a resource I personally use so I am not sure. The way I know to find private money is to just ask people I know. I discuss that above in answer to another question someone asked. Please read that.

If you find one, do let me know and I will share it with the other investors.

Thanks!

James

I need clarification on many things, personal mentoring, help with deals and financing.

James replies:

Thanks for the message James.

I think I have covered all the things you are asking about in replies to others above, but if you do need additional clarification, please do let me know preferably by leaving a message with your question on the related article.

Sincerely,

James

I need to build a list of buyers do you have any strategies that I can use to do so? I also need to find some investors locally that can lend in my area for the properties. Most people that are investors in my area are getting out, I am trying to get in.

I could also use some practical mentoring in pre-foreclosure buying as well as strategies to secure contracts for pre-foreclosures.

Any help would be appreciated

James replies:

Thanks for the message Doc.

Yes, I teach my exact strategies for building my own buyers list with proven-to-work marketing on the Wholesaler Control Panel.

With what I teach, we don't need lenders, but you can find info about hard money and private lenders by reading the responses to similar questions above.

You can find investors that are still buying (and buying recently) in your area by getting a list of absentee owners that purchased in the last 6 months. I talk about this strategy specifically in the Wholesaler Control Panel.

I do explain some of the mentoring options we have and about contracts in response to others above, but what specifically do you think is different about pre-foreclosures versus all other real estate? Let me know.

Sincerely,

James

All I need is financing

James replies:

I did reply to some others about this and you can read my responses to them above for additional info, but just wanted to remind you that you don't need financing to do what I teach: wholesaling deals.

Sincerely,

James

James,
I am looking for income property's and financing. I currently have two and would like to increase it to the point I could become a full time realestate invester. Right now I am tight on cash so I do not have much if anything to put down. I was trying to find a lender that would do cash at closing but those days seem to be over. I am trying to get a line of credit on my investment propertys but no luck yet. If you have any ideas you can send me an e-mail or call me at [James remove phone number].

Mark

James replies:

Thanks for the message Mark.

You had asked about pulling out cash when you buy. The only way I know of doing that in our current finance markets is to use hard money or a private lender when you buy that will allow you to pull cash out and then do a rate and term refinance of the hard money or private money loan.

To do that, you need to buy right and even then that's usually some very expensive cash.

I do cover that in the audio CD I have about collecting cash when you buy which is beyond the scope of what I cover when I teach wholesaling.

Sincerely,

James

Thank you so much for picking up that I need help! The only thing I can tell you in all honesty is I need help in everything! I read and read and that's all the further I ever get. I want to so bad to get out there and yet I really don't know where to start. I know I won't get any money from the bank and I know hard money is out there and so is private money. I have contacted a couple of private money lenders but I never call them back because I don't know what I am doing! I'm always frustrated that I can never pick up on this and I get so overwelmed with everything so all I do is stay on the computer ten hours a day and get nowhere! Thank you very much! Sharon

James replies:

Thanks for the message Sharon.

Let's try this. Start with the Wholesaler Control Panel and just start going down the list and actual do each task as you come to it. If you can't do the task, leave me a message on the article with your challenge and I will reply to your message to clarify it for you.

That way you can take it one step at a time and learn the business by actually doing.

Sincerely,

James

I need leads for buyers and sellers for lease option purchases

James replies:

Thanks for the message Amanda.

You can use a slightly modified version of how I build my buyers list that I teach in the Wholesaler Control Panel to attract more retail buyers than investor buyers.

If you need clarification or want feedback on what you are doing with it, go ahead and post comments as you do it on the articles and I will help you with it because the wholesalers could also do a hybrid of wholesaling to "retail buyers" instead of wholesaling to "investors".

Sincerely,

James

Well, we are really new to REI and are still learning all of the ins and outs so if you could answer this question for us would be a big help. What is wholesale Real Estate, What do you do and How can we make money?

James replies:

Thanks for the message Doug and Tammy.

This is what section 1 in the Wholesaler Control Panel actually covers. It explains what wholesaling is, how you make money and everything you wanted to know about wholesaling fees.

Once you're at the Wholesaler Control Panel, then just dive into the next step which will get you started wholesaling and specifically building a buyers list.

If you have questions as you go, leave messages on the articles that you need clarification on and I can address those there.

Sincerely,

James

I would like to talk to someone who is actually wholesaling in the sacramento,ca area. it seems like all the homes facing foreclosure are upside down. how do you get a good deal on a home that is upside down?

James replies:

To talk to someone who is actually wholesaling in the Sacramento, CA area try responding to ads for people advertising to buy houses. In many ways, this is the same procedure for building your investor buyers list except you want to cherry pick out the wholesalers to talk to them. So, you may want to use the same strategies I teach for building a buyers list in the Wholesaler Control Panel.

As for homes being upside down... yes, you are seeing a huge number right now. While some of them may be candidates for short sales, most will not and just aren't deals. While I don't know Sacramento's exact number, approximately 1/3 of all houses in the United States are owned free and clear (no mortgage at all). Its hard to be upside down when you don't owe anything, so market to find those.

I am anticipating that you're about to ask me how to find those, so I'll tell you two ways.

First, houses that have been owned for long periods of time tend to owe very little. So, you can buy a list of houses that were bought 15 or 20 years ago and are still owned by the same person. This is the method I use to find high equity houses.

Second, you can buy these lists from certain list brokers. It is a rarer list, but it is sold. I even had a guy call me offering me the list two days ago. He was asking like $1.50 per name. I said, no thanks. It is out there though.

I hope I answered your questions and the ones you did not ask that I thought you might based on my reply. If not, do let me know.

Sincerely,

James

James,
Is there a chance I could talk to you personally on the phone about a couple of deals? It would help me tremendously to get your opinion.
My phone number is [phone number removed by James]

James replies:

Thanks for the message Anne.

I do offer one-on-one telephone mentoring if you've earned enough points in your Wholesaler Control Panel account. If you have enough points, e-mail me and we can schedule a time.

If you're looking to do a 50/50 profit share on the deals, you'll need to tell me more about the deals for me to decide on that. E-mail me the info and I will take a look at it.

Sincerely,

James

I am interested in property buying and resale however don't know where to begin. please help!

James replies:

Thanks for the message Anthony.

I recommend you start... at the beginning: Go to the Wholesaler Control Panel and start at step 1. Do each task (don't just read it) and if you get stuck, leave me a message on the article you get stuck on and I will reply to your comment (like I am doing) here and clarify it for you.

I think if you start with that, you'll find it pretty straight forward.

Sincerely,

James

I need the capital to get started for down payments, closing costs, and repairs.

James replies:

I do discuss this above for a very similar question. To recap, if you are doing what I suggest, you don't need that at all. Please do read the entire response above because I go into a lot more detail.

Sincerely,

James

I need help with the process of building a buyers list, finding deals, and eventually i need to be walked through the first one. My biggest fear is about getting stuck with a property that I can not pay for or one that is not generating any income.

James replies:

I do cover the buyers list, finding deals and earning mentoring time in the Wholesaler Control Panel and quite a few times in replies above as well.

I can very easily solve the problem of not paying for one that is not generating income: NEVER, EVER commit to making payments. If you are wholesaling property like I teach, you won't ever need to.

Of course, once you start earning some money wholesaling, you may want to buy a rental property. Of course, you can pay all cash then if you want and not have a mortgage payment. Then you'll just need to pay taxes, insurance and other costs of running the property.

If you have any questions about the material in the Wholesaler Control Panel, let me know by leaving a comment in the article you have a question about.

Sincerely,

James

Hi James,

We started wholesaleing and investing several months ago. We are looking for a non disclosure agreement that is suitable to use for wholesaleing. We are also looking for any legitimate advice on how to value the properties and in general how to find more. Any help would be greatly appreciated.

Thanks,
Joe

James replies:

Thanks for the message joe.

First, I get a lot of e-mail and I am usually pretty good about figuring out what people are asking, but I'm at a little loss with your request for a non-disclosure. The only thing I can think of is that you are not getting the houses you are trying to wholesale under contract.

Usually, you want to give them the details so they can decide to buy and you do that with confidence knowing that you have it under contract.

Can someone try to weasel between you and the seller to work out a deal on their own even with a contract between you and the seller? Yes, but only once. As soon as you find out that happened, the weasel goes and you and all the people you know will never do business with them again.

That's the only thing I can guess at that you'd want a NDA (Non Disclosure Agreement). I mean I have an NDA, but I never use it in my real estate business.

I did also address the valuing of properties above in another reply. Basically, that is a tool, if you're serious about wholesaling, that you do pay for. Either a local MLS (if they'll allow it) or a service that provides similar data. Most of the free stuff out there is not "professional grade" so to speak and I would not use it to make financial decisions.

For more info on how to value deals and finding more deals, you can check out those sections of the Wholesaler Control Panel.

I hope that helps. Please leave any comments with questions on the articles and I'd be happy to clarify anything there.

Sincerely,

James

looking for cash flow SFH around 100k some fix up required short or REO

James replies:

For actual deals, please see the Analyzed Deals website or the related city specific version of that site (Real Estate Resources).

This was meant to answer questions of investors looking to wholesale and not request specific deals.

Sincerely,

James

i am wanting to do this professionaly but not sure what courses I need to take to make myself a legal broker . I am aware that no classes are mandatory but I would still like to have some papers to help me with questionable consumers. if there is any courses that you recomend please let me know. and I am also not to sure on how to get started and what I should be cautious about. I am very cautious and if I decide to buisness with you would like to meet with a rep. face to face. thanks Robert Graham

James replies:

Thanks for the message Robert.

I think we are talking about two very different things. If you want to be a legal broker, you should go down to your preferred real estate office and tell them you are interested in getting your broker's license. They will tell you the required courses for your area. That's not something I am involved in at all.

I teach people how to wholesale real estate for their own portfolio and profit. I am not suggesting you represent clients. To learn how to do what I teach, you can access that at Wholesaler Control Panel.

Sincerely,

James

I am trying to build my investor/buyer list while working a JOB 1500 miles from my home in NW Arkansas. Can you help increase IB's. Thanks

James replies:

Wow! That's crazy. Hope you can get some great drive-time university in while you are working that type of distance (that's listening to real estate and other personal development courses while you drive).

I can definitely help build a buyers list. I've answered this question many times above, so you might