FREE Virtual Wholesaling Real Estate Course for 2026 (1HR)

What's up guys? Zach Gin here. I am with Max Deer, Corey Whitley, Evan Hamilton, and combined we make a lot of money virtually wholesaling real estate.

Now, these two over here make over six figures a month. I make over seven figures a month, and Max makes a lot of money virtually wholesaling. I don't know your exact operations, right? But what we want to do today is talk about virtual wholesaling real estate in 2026. Give you guys an exact step-by-step guide and everything you need to know about virtually wholesaling.

I do a lot of properties all over the country. I know Corey and Evan do a ton virtually and you just uh just closed a deal in Ohio today, right?

>> Closing. Yeah, it's closing. A $40,000 Zillow deal in Ohio. That's a good one.

>> We do a lot of deals here and we're out here in Virginia. We're actually supposed to go out here for a business meeting. uh got cancelled last minute, but we had all the Airbnbs and stuff already booked and so we made it like a like a impromptu mastermind. Yeah, >> pretty cool. But we're all seven figure wholesalers. I'm an eight figure wholesaler, but >> um we're all at least seven figures over here and we all do virtual wholesaling as a majority uh way we all make our money. And so what I want to do is kind of do a step by step of how kind of everyone does their process. I know it's a lot different, but we all make a ton of money in this business. And so I'm pretty excited about it. So, let's just start with the first part, step-by-step virtual wholesaling, >> finding a market, right?

>> So, again, the way that you guys find markets are a lot different. I think you guys, Corin, Evan, obviously you do way more like niched out in your virtual. >> So, that plays into like the market selection as well. It's like, you know, the strategy that we're going to run >> definitely influences the market decision. >> Yeah. So, let's start with you guys, right? Obviously, so you guys are coaches in our M2M. you guys do really well, very vetted. But let's kind of talk about how in the world is somebody starting out in 2026, how do they find a good virtual wholesaling market and exactly what makes a good virtual wholesaling market?

>> So, in my opinion, and you just chime in whenever you want, Evan, but in my opinion, there's good markets all over the country. I think we all would agree with that, but right now in 2026, I feel like, you know, buyer demand is shifting a little bit. The market's moving around a little bit, things are a little bit weird. You know, if you've been in the space for the last couple years, we definitely seen that like at the end of 2024, 2025, price points were changing, assignment fees were changing around, buyers want different things, looking for a little bit more, you know, better deal, things like that. So, right now for us, we're mainly trying to avoid any like luxury markets, anything above like the national median sold price, like mid 400s and up, we're just not really as interested in those types of markets right now. But for the strategy that Evan and I do, like you said, we do a lot of niche marketing. So, we like to look for markets where, you know, we have a good population, good price point, but we have easy access to these different sets of government records and stuff that we're going to get because ultimately with our strategy, if we can't get our hands on some of that data, we're kind of dead in the water and we have to revert to other other techniques. But we like to pick markets where that stuff's easily accessible. There's a decent amount of those types of records. And also on top of that, it's a good market with just like base high equity lists, like just bulk marketing. So we'll do like an analysis on a market. We three different ways actually. We'll analyze the market viability in and of itself like what's the price point like? What's the population look like? Is there cash buyer activity there? Is it in and of itself like a viable market? Yeah.

>> And then we like to look at, you know, the metrics of the market from like a bulk marketing standpoint. So if we apply, you know, XYZ filters to a list in that target area, what type of target audience size do we have to work with and that tells us, you know, what type of marketing cadence we're going to use and things like that. A lot of the stuff we talk about in M2M with people. >> Yeah.

>> And then the third way we analyze a market is for like the niche strategy viability. So what types of lists we can get our hands on, what the frequencies are like, how involved is the collection of that data. Obviously, if we're in a market where it's like ripping your fingernails off every time just to get the tax list, >> that definitely plays a factor into it versus if we're in a market where I can get it online within 30 seconds. >> Yeah, but if Okay, devil's advocate here. I actually like when it's hard to get the tax delinquency list because once you get it, it's way better. >> I like it when it's difficult but not impossible. Like there's it's like a fine line there. So if I have to build a connection with somebody at the office or like the code violations or whatever, if I have to build a connection to get it, >> but they don't they don't make me, >> you know, go from one end of the world to the next just to get it like I go through my process and I can get it. That's what I like because I know most people they'll try to request it, they'll send an email in, they get denied, they just move on. Yeah. That's a good like filter for me because I'm like, well, if I can just build a relationship with somebody at that office Yeah. >> and be one of a few of maybe a handful of people to get it, >> that puts me at a huge advantage versus everyone else. What do you What do you think of >> Well, that and on several different occasions in a bunch of different markets, like you said, the harder the list is to get, the better the list is because not that many people are going to be able to acquire it. So, >> we're not impossible. >> Yeah. What we've done is we've actually made connections whether it be via Facebook groups or just people in our community that we know that we trust that are in those markets as well because as you guys know if you've pulled those lists they will sometimes ask you for a local ID. >> Yeah. Sometimes. >> So what we do is we just we work with some people in that that county and that area that is able to go there and obtain that list for us >> and then we either agree to partner on a JV deal for them acquiring the list with us or we just partner on all the deals on there. So, it's just another good viable way for you to go out here. Even if it is really hard to get and they're they're fighting you tooth and nail, you can still work with somebody local to go there if you're virtual to obtain the list. >> Yeah, >> because they have a local ID. So, >> yeah, >> I like that. What about you, Max? What's a good bad virtual market for you? How do you find it?

>> Yeah. So, it's last probably about five years, the South has been the best wholesaling markets. Everyone's been flooding into Florida, I mean, Texas. I'm in Dallas, Fort Worth, Tennessee, Georgia. But I'm noticing a trend. I think 2026, even 2027 is going to be the year of the forgotten markets. So up in the rust belt, up in the east coast. I mean, we're in Virginia right now. It's actually one of the best markets, >> dude. Richmond. >> Richmond. >> Smoking. >> Richmond Hampton Roads. I've been telling everybody forever. >> Richmond Hampton Roads. Best markets ever. >> Newport. >> No, there's no 19-year-old kid in wholesalers that says, "I want to do Richmond." >> It doesn't happen. But yet you and I know people we we we won't name any names. We don't want to give them up. We know people probably making well over six figures in Richmond. >> Three people making six figures a month in Richmond right now. >> Big deals. >> Big big deals. >> Oh, always big spreads. >> I mean, this is my first time in Virginia, but I've done a deal in Portsouth, Virginia. I have no idea where that is. So, I think these forgotten markets, like the ones that were not sexy and cool the past five years, are going to be the markets to focus on. I've been doing a lot of deals up in New York. Like I said, just did an Ohio deal. Ohio is pretty hot right now. Even markets like dude, Oklahoma, >> Oklahoma City, Tulsa, >> really >> insane. >> So, I'm not saying like if if you're already wholesaling, have a good operation and let's say, you know, Houston, don't stop it. But if you're looking for a new market, I would really try to focus on those forgotten markets the past few years, which are now going to be the hottest markets in 2026 and seven.

>> I agree. So, what about Okay, so now we know how to find the good virtual wholesaling markets. I mean, my drone rule always is if the population is above a 100,000 for the county and if the median home price is I say half a million, 500k, but 400 I mean, you can play around with that, right? Just >> again, just in case anyone here doesn't really know my analogies on this. It's like, well, why can't I just I mean, this is I was dumb when I started out in wholesaling. Remember, I've been in 10 years. Theoretically, why don't I just go to Chicago, find a skyscraper for $5 billion, get it locked up for $4.9 billion, sell her for 5 billion, make a quick hundred mil, right? Theoretically, right, it don't work like that. See, if let's just use a Ferrari. Okay, let's use a nice Ferrari 458. That is a 458 actually not worth that much. Um, let's use where's the really cool ones? the R renovalto revoltos. They're like the V12,000 horsepower. Those are like 900 grand. >> Yeah. >> If I go and you own that Ferrari and I say, I want to buy your $900,000 Ferrari for 600 grand. You would punch me in the face. >> That's a huge discount. >> That but you'd be like, "How dare you? That's 300,000." But if you had a house in, let's say, Nashville or let's say let's say the middle of nowhere Tennessee, right? and it's worth 90 and I offer you 60. You're not going to punch me in the face. You be like, "Well," and it's got a lot of work, Cory. >> Percentage is the same, but the mentality they're like 30k or 300k loss. Which one's easier? >> Dude, I I've had these properties in Mon, Georgia. >> They're worth 50. I lock them up for 10. >> Yeah. >> I mean, you are not getting a $500,000 Ferrari for 10 grand. It don't work like that. And so, that that's where I'm with markets. But, okay, now we know the good virtual wholesaling markets. I want to talk about marketing. Now, this is always my bread and butter. This is my secret, right? 2026, we have some massive changes happening. And this is why I think it's important to kind of talk about this or we kind of masterminding around this, too. But 2026, we're seeing big changes.

>> The the whole game of pulling 15,000 records and just blasting out high equity. It works if you have a right call center. I mean, Alpha Leads is awesome. You can definitely go to alphaleads.com and get a good call center, but >> still a good play for direct mail as well. Direct mail is a good play, but I think the big play right now is niche. >> Yes. >> Like again, >> I know >> Evan, Cory, and me are bigger on this than anything, but like it's just government data. >> Like if you can do government data and then send that to a call center, >> I say if you're going to send like 10,000 property leads to a call center, 4,000 3,000 even need to be at least government data and then the rest. And code violations, water shut offs, fire damage properties, all this government data. I think it's I think wholesalers has working on something in there for the government data polling on there too. But like the government data is where it's at right now. Drying for dollars, reverse drying for dollars. We just learned snowing for dollars today. >> Snow. >> No. By the way, Cor Corey, I've never dealt with snow, but he gave me a good tip on it about the roofs, right? >> Tell them about the roofs. >> So, I was telling Zach about we deal with some snow in a lot of my markets, and one thing I like to do is after we get a good snowfall, you can kind of drive around and it's easy to determine which houses are potentially empty. You know, everybody knows when it's cold outside, you got snow. Everybody likes to crank that heat up, right? Well, what happens? The heat escapes out the top of the roof, melts the snow on the roof after a day or two. Well, when you drive around and you see, hey, all the other houses, the snow is kind of melted off the roof. It's a little patchy, you know, but that one, it's all still there. There's no tracks in the yard, no tracks up to the door. What does that tell you? No one's living in that house. Most likely the utilities are turned off because there's no heat running in there. probably dealing with a pretty distressed situation that you just stumbled upon there. >> Yeah. >> And my personal favorite is obviously probates. I mean, if you if you're marketing in 2026, my best advice >> is dead people. >> Yes. >> We're go after and I know people get mad at me for saying this, but like >> death and taxes, these are the two inevitable things in life. So again, what's what's the only thing in life that's guaranteed? Death and taxes. And >> I thought about that for a second. And I'm like, wait, aren't the best list delinquent tax lists and probates? Death and taxes. It's the guaranteed list. And so, I would say if there's any type of probate, I mean, I've been speaking about this for seven years on YouTube now. Rick's been talking about it forever. Probates. >> Go after them. >> And one thing that people don't understand when Zach makes that reference about going after dead people's houses is you'd be surprised at the amount of properties out there that would still be sitting there. Like, you're going around your block, you see a new listing, oh, that house is really nice. It's really nice for the area. Well, that house might not have been where it is now if somebody didn't come in and fix the issues that was going on behind the closed doors >> to get that property to where it is now because a lot of these properties sit here with title issues, air issues, you you have family dilemmas, the whole thing. And if that doesn't get solved, they can't do anything with the property. >> Yep. >> So, going after those people's houses, you're solving that estate. You're putting somebody else You have the potential to put another family in a nice home. And that's what you guys have to think about when people say doing stuff with dead people's houses.

>> There we go. What about you for the marketing? >> Yeah. >> Because you do you do a lot of like big paid stuff, a lot of texting call. You you've done it all. >> Yeah, I've done every form of marketing. I'm at the point now because I have money, but I don't have a lot of time that I prefer to do old inbound marketing. >> So, I like having VAS. Again, if you can have your VAS call government data, that's the best thing in the world. I do uh some PPC, so running Google ads, and then I just use PPL occasionally to like fill up my day when I don't have enough leads coming in. So, that's the nice thing with PPL is you can just turn it on and off and just start buying leads whenever you need leads. >> But, uh most of my leads are coming in from VAS, a little bit of PPC and then occasionally a PPL lead or two uh for the direct to seller. >> Max, I have a dollar. Can you give me a lead? >> With $1, we can >> I heard there's like a program. Oh, that you can maybe you can maybe get leads. You can you can maybe a dollar. Can I get a lead? >> If you could buy a lead for a dollar, bro, >> that'd be crazy. >> You know what the average person do you know what the average person's cost per lead is? >> Thousand. Crazy, >> dude. It's It's like 4,000 or something,000. >> So, for you, I know you're doing all the mostly inbound and then people obviously send you JV deals, right? >> Maxispo.com. >> Oh, no. I can hear you. >> Maxdispo.com. JV, right? But like, all right. So tell people because you allow the dispo, right? Give me your ROI rankings for your virtual wholesaling marketing right now because you've done them all. ROI, not what's easiest, but ROI for you overall, >> highest to lowest. >> And tell me why PPC is the worst. >> Got to put that in there. >> I said, and tell me why PBC is the worst. I have a very high ROI in North New York. So in northern New York, upstate New York, >> Rochester, >> Rochester, Buffalo, I have an extremely high ROI. >> I think that's like a secret hidden market because we have somebody in M2M that does a lot of deals up there with direct mail. >> These houses, it gets them like virtually all like >> I used to wholesale these houses. Half them I couldn't do. They were built in like 1890. >> Yeah. >> Half of them great. have him spy at one of them and I didn't understand it. >> And the attorneys, >> here's the thing about the New York New York too is that people still kind of sleep on direct mail and that's like one of our bread and butter marketing strategies. But we have somebody in M2M that is doing direct mail in New York and he's doing several deals a month just in that market alone. Like he does direct mail in other markets as well. >> M2M shut down so you can't be pumping it. >> Yeah, that's true. But I was just saying like New York people say oh like you know markets get saturated with a bunch of marketing and stuff but like he's doing extremely well with direct mail there. >> Oh yeah. >> So ROI. >> So yeah I mean if you can obviously the dream is to get close to a 10x ROI. Um but anything north of 5x I think you're running a really good wholesale operation. If you can consistently do north of 5x. So more in the Dallas Fort Worth area is extremely competitive and that's where I'm doing most of my marketing. you're probably closer to a four or 5x and I'm happy with that. But that's my local market. But if I'm going to go and choose one of these less competitive, less saturated but golden markets, if I can get, you know, anywhere between a five and a 10x, I'm I'm extremely happy with that. Now, like for example, I wouldn't personally, I'm not a Florida man like Zach. Zach knows Florida a lot better than me. I wouldn't jump and start doing all of my marketing in an area like Florida where there's some badass dudes like Zack that will just kick my ass. I'm really good in DFW. I know that market really well. I can hang in that market, but I wouldn't jump into an ultra competitive market like Florida. I would get my ass kicked and my ROI is probably going to be under it's going to be under four. It's probably going to be a two or 3x. I just don't know that market well. I do a lot of JV deals there and I can sell deals to buyers there, but I wouldn't do my direct to seller marketing there. I would focus if I was especially new on a market that's less saturated, less competitive, and I'd try to get more closer to a 5x plus ROI. Oh yeah, wait. Channels. >> Channels. >> Channels. >> And then Oh, you're talking about the marketing channels. I thought you said the markets. >> No, no. P. >> Oh, the markets. Oh, okay. >> All right. So, as far as So, which which ones do we have? I mean, >> you've done them all. >> Yeah. So, I'm trying to think of all So, the Well, I mean, you have the free one. So, the free one. So, okay. So, >> what's the best ROI? >> So, obviously the best ROI on marketing strategies is going to be your free marketing strategies. Door knocking is going to be infinitely high. then driving for dollars is great, you know, so on so forth. So yeah, I mean door knockocking government lists, it's there's nothing better. It's like a thousand times ROI. It is the easiest way to get your first deal. It's the >> not that many. >> I could tell, dude. Once you get to once you get to aundred door knocks, once somebody puts a 9 millimeter >> just pointing at you, you're like, you know, >> it's a little dangerous in 202. >> Florida's Florida's a little crazy, but I will tell you this. hundreds but not >> it's it's it gets I hated it because of the crazy people. >> I will say I I like the sticky notes but I just the door knocking I I can't recommend it because >> it's crazy. >> I've had knives pulled on me. >> Well, anyway, so if you want the highest ROI, I'm telling you what the highest ROI is. >> It is like it's the best. >> Don't let that it is the best. I mean, pulling a government list, a probate, tax delinquent, code violation, water shut off, and then going and door knocking. That that's your infinitely highest ROI. And then after that, it's going to be text blasting. Text blasting is going to be extremely high ROI. I mean, you can 10x plus your ROI on it. It just takes a lot of time. So, it's return on time you have to think about. And I love text blasting, but going through every single one of those texts and then following up, following up, that is a lot of time. So, possibly hire someone to take over that position and you just close. Then I would say it's cold calling. Then following cold calling, it's probably PPC and then way at the bottom would be a PPL.

>> What about Zillow? You're doing a lot of deals on Zillow? >> And then I do a good amount of deals on Zillow. >> Techally free. >> It is free. It just it will take you a lot of time to get your first deal. And the assignment fees are usually not 40,000 like this Ohio deal. You know, you may make 5K if you're lucky. >> First deal was a Zillow FSBO 5K. >> Okay, let's do this. >> Your first deal was >> My first deal was a Zillow. >> Your first deal was Zillow. Your first wholesale deal was Zillow. Explain your first deal, your first deal, and then how you do it now in 2026 for FSBO because there's people going to do it. >> Mine's embarrassing now. >> That's why I went. >> Go ahead. >> So, mine was I actually got mine pretty quick. It's a little bit outside of the norm, but I started watching your content, Zach. And I remember about a week and a half after that, I was like, "Okay, I'm going to try to start doing some marketing now." Was going to try to dabble around with a little bit of driving for dollars, but I was like, "Let's see what's on Zillow." I remember there was like 20 listings, FSBO. Called through some of them, but I found this one house. Looked pretty distressed from the listing. It was definitely priced under market. He had it for like 55K or something like that listed. And I remember kind of looked into it a little bit. Found out that he was a landlord. knew that he was probably just trying to offload this property. Called him up, actually ended up speaking to his wife, but set the appointment, everything. Went out there, locked it up. Older man, just like I thought, looking to get out of rentals. He had like five rental properties. I ended up doing a deal on several one of them, but went out there, had no idea what I was doing whatsoever. Took the contract, didn't even know how to fill it out, and had a negotiation with the guy, locked it up, and I was like, I think this is a deal. Let's see what happens. and you know signed it, made 5K, but >> I was just like, >> "No, no, no. >> 100% no liar." The first one >> liar. >> What was the What was the Zillow price? >> 55 on >> 55. And what did you lock it up for? >> I got it for 50. >> So, I don't know if you know this. This was 2023. >> That's crazy. >> 2022. >> This was like like very beginning of 2022. >> Okay. >> I locked it up in like December 2021. >> So, let's give some context here. I don't think you know this, Max. He was on every one of my live calls. Every single one. He hopped on and talked to me. >> Literally, >> wasn't doing any deals. >> He lock he he locks up his It's listed for 55. He locks up for 50. >> He sends it to my JV portal. >> And I called Cory up. I said22. I said I said, "Cory, I love you, man, but dude, I'm not dispoing this deal. >> You got it five grand below 55." I said, "I'm sorry, dude. You got to get this thing for 30." >> Yeah. >> And then and then I said, "Have a good day, Corey." And he calls me up two months later and what do you say? >> Told you I signed the deal and made some money and I was looking to do more deals. >> You said I just did my first wholesaling deal. I said obviously you got it for third no sold it for the price on Zillow. I said what? >> I'll tell you what I did then. >> I SAID WHAT? >> I'll tell you what I did and this is the only time I've ever heard about anybody doing this and I I wouldn't really >> This is just what I did. I don't think it was a good idea. But the reason why I think I was able to sell it for the same price that it was listed for Zillow is I caught it when it was fresh. It hadn't been listed FSBO very long. And after I put it under contract, >> 1954, >> after I got it under contract, I convinced them to remove it off Zillow. So, it wasn't listed anymore. So, no one >> I swear. True story. I said, I cannot believe you did this, Corey. >> I was pretty surprised if I was, >> but it was proof of concept, right? So, I just needed to make that little bit of money so I can invest it into some actual marketing. And that's what Zillow is for everyone. It's proof of concept. But yeah, what I tell new wholesalers is that Zillow is a great training ground, but don't spend a 100% of your time on it. Spend 20% of your time just to get your reps in, get your practice in, get comfortable on the phones. That's how I got comfortable is just talking to for sale by owners all day long and getting yelled at by realtors. Now I can take any crap from anyone and talk to sellers really well. But where I actually made all my money is offmarket. So learn your offmarket strategies like we're talking about. But how I got my first Zillow deal was I watched a little bit too much Pace Morby and I scraped the web for for sale by owner because I didn't know there was softwares out there. So I scraped the web and I got a list of all for sale by owners and then I text blasted them and offered them a full price seller financing, no money down. And I found the guy, ended up negotiating back and forth, back and forth. Got this locked up for no money down 2% interest. But it was in Rosco, Texas. >> You know where the Rosco, Texas is? >> It's a population of a hundred. >> Oh my god. >> A population of a hundred. So yeah, I didn't know that >> fire activity. Looks >> I didn't know that there was three homes sold in Rosco, Texas last year. So yeah, don't go wholesaling in markets with a hundred people. Go wholesaling in markets with 100,000 people. But long story short is, believe it or not, >> I did find a buyer. It was a $12,000 assignment fee. Took me six months. >> 12 >> $12,000 assignment fee. Took me six months. But the buyer ended up foreclosing on it because he couldn't find a new buyer for it. And my smart mind, I said, "I don't want my assignment fee right now. No, no, no. Pay my assignment fee over time, Mr. Buyer." So, he ended up not paying my assignment fee either. So, yeah. Anyways, >> you live and you learn. >> Yeah. Do cash deals, guys. >> Yeah. Cash the cash. >> Cash is king. >> Cash is king.

>> Okay. So, >> I want to hear about your first deal, Zach. First deal that you did by yourself. You've been like working with your dad for a long time. >> Well, I >> I know he's like in college and everything calling, but like >> No, it was bandsign. >> It wasn't with him. It was with him, but it wasn't. >> My first deal was not wasn't virtual, but like >> I was going to my high school wrestling tournaments. >> Yeah. >> And I went to my dad's office library. I started reading all his books from 2002. >> Yeah. All the real OG stuff. >> Real OG crap. Yeah, >> they're talking about subject twos and all these things. Half the things that I come up with come from those books because they all got lost. >> I tell you my my my holy bible of wholesaling was this book that me and my dad found on a flip. >> I remember it >> called How Real Estate Fortunes Are Made by George Bachel from 1972. >> That book is Lost in Time. This guy learned from a dude in the 30s. >> And that guy learned from a guy from the 1800s about real estate investing. >> Yeah. >> He taught me how to do digital bandit. It was I love that guy to death. He Okay, so I found everyone in 2002 said bandit signs and I was reading this book in 2016 2017 and so I had no money. So I go out here buy those we we buy ugly houses signs and stick them outside my high school wrestling tournaments which I didn't know is in the best areas for wholesaling. The high the high schools in Martin County, St. Lucy County, Andrean River County are in the best areas for wholesaling. So, I go to my high school wrestling tournaments. I am super dehydrated, tired, but I put them out and then I go do my do my wrestling tournament. I come back and I put some more signs out and no, that's it. Right. And high school wrestling tournaments are on Fridays, Saturdays. And so, I make sure I drive the next day. Oh, they're still there. Awesome. >> And I'm sitting there on a Monday. I'm in history class >> and I get a phone call and I'm like, "Huh? I just whipped my phone out. I'm like, "Oh my god, it's the car." And she said, "Zack, why are you on your phone?" You know, you know how high school is. You cannot be on your phone. If you're on your phone, it's like it's like you're carrying a weapon. >> They're like, "Give me it." >> And they're like, like, >> "What are you?" And I said, "I got to go." I just left. >> You got to go. >> I just left. I'm in the hallway. Answer. The guy's like, "Hey, I'm moving jobs. >> I want to sell my house." And I'm like, "I'll be there in 15 minutes." And so I run home. I skip class and then I go home and I tell my dad. I'm like, I got an appointment. I'm going to see the house. I'm so excited. My dad's like, "You you can't go." I said, "What do you mean?" Like, "You're 17, son. You can't sign the contract. Title company won't let you do it." I said, "What do you mean? I'm 17." Like, "Let me just sign the contract." He's like, "You can't legally sign the contract." I'm like, "Okay." So, my dad's like, "Let me go with you." I said, "All right, fine." And it was the worst possible appointment I've ever did in my life. Everyone says, "Oh, your dad helps you." No, he was brutal. I go there and the guy tries to shake my dad's hand. He's just like, "Hey, Emer, Zack, I'm Zach." "Oh, so like are you guys like that's my dad?" And my dad's I'm like, "Is he going to talk?" Me goes, "Mute." He didn't speak the whole time. He said he said you talk. >> And so he's just moment. No, he's just he's just sitting there mute. >> Mhm. >> In the corner in the back. And I just have to do an appointment where a random guy, my dad, just sitting there without saying a word. >> Super awkward. >> Yeah. >> And I go out here. I lock up the deal for $70,000. And I was crying. >> So cheap. >> I was crying >> for your area, too. >> Oh, dude. This is back in the day. And so, basically, I offered to buy it for 55. The guy says no. He'll take 75. And I said, "Could you do 70?" And I knew the house was worth at least 90 because Zillow is like 150. It's a beat up house though. And he said, "Yeah, I'll do 70." I'm like, "Okay, let's get the paperwork." >> I go back in the car. I get the paperwork. >> And then he signs it and then my dad signs it. The only words he says is, "Oh, okay. I'll date it right here." I'm like, "Okay." I go home 75 grand. Sorry. Lock it up for 70 and then sell it for 95, make $25,000 and life was pretty good. >> Yeah, >> it's a lot of money. It was really nice. And then I went to college and this is my virtual wholesaling story, but I went to college and I got a full ride scholarship at University of Florida and I didn't even realize I don't know why I went to college. It was a full ride, but then I go there and I'm like, how do I wholesale? And then I tried to wholesale in Gainesville. sucked. >> Yeah. >> No bandit signs. Terrible market for now. It's a actually a really good market. It's actually gone up. >> But I'm like, "Oh, what do I do here?" And then >> I'm like, "Well, I guess I could I look it up online. I'm like, "Call." I'm like, "Okay, I'll coal call." That's how I learned how to coal call. And I I was like, "Dad, do you know how to coal call?" "No." I'm like, "What do you mean? I've never cold called." I said, "Oh, great." And so I do that and then I start locking up deals in Port St. Lucy. co- calling and I get the contract signed over the phone. >> Yeah. >> Using DOT loop, a realtor e-signing service. And I never called it virtual wholesaling. It was just called wholesaling. >> It was just wholesaling. >> It was just called wholesaling. I never called it virtual. It's called wholesaling. And now everyone made it a whole thing. No joke. I used to go on on YouTube in 2016 and look up how to wholesale houses, how to coal call for wholesale. Nothing. >> Nothing. And it was like, here's a little bit of the script. Buy my $40,000 course. 2016, 2017 was a wild time on YouTube. That's what inspired me to be on YouTube teaching.

>> But that's my marketing. I mean, I mean, my marketing, cold calling, texting, X leads, all that stuff, right? But I mean, everyone knows go to frson.com. I teach it all in there. But let's talk about the virtual wholesaling acquisition side.

>> Okay. >> Okay, dude. How much you you got some caffeine? I don't know why you're yawning. Did you I think it was that run today >> for a random 15 degree. Okay, I'll tell you this for I think so the best guy in virtual wholesaling acquisitions outside of me is probably Evan. I think Evan's probably one of the best virtual wholesaling acquisitions guys. So I think this is kind of cool to tie this all in today. So I have a seller. They want to sell deals in Tennessee. You're in Pennsylvania. How do I get the deal locked up? How do I get them to give me for a discount? How do I build rapport and how do I do it when I'm 24 years old like you?

>> So, it's going to be building rapport and everything. That's just going to be how you have your standard cold call. The whole process as far as building the rapport, you know, negotiation, all of that is still able to be done over the phone. People think they can't do it virtually. They're like, "Oh, I have to be in person to do it." That is not the case. I've negotiated people down, you know, hundreds, thousands. I've negotiated people down millions over the phone. So when I go about talking to people when they're out of state, same thing. I call them, I start having a brief conversation on, you know, what's going what's going on with the house there. You know, what, you know, what are your plans? What are you looking to do after you sell the house? Like, let me understand the story here. >> Let me see if I'm actually able to help you out in this situation because I would be interested in selling the house. Just again, keep it simple. you start getting all the details about the property and now you're getting to the point where this individual is starting to ask you, "Okay, when do you want to come out and look at the house?" That is when 99% of most virtual wholesalers start freaking out. They're like, "How do I get out? I can't get out to the house. I'm not I'm not there." This is what I'll tell you guys to do, and this is what we've always done. Even if you don't have somebody local yet, I always tell the person, "Okay, well, when's a good time for me to actually come out and take a look at the property?" It's going to be either, you know, myself or my partner that's going to be there, depending on what we have going on that day. I'll try to book it for one of us to, you know, at least for me to get out there, but if I can't make it that day, my partner will. >> So, what does that do? It's it tells them that, okay, if he can't make it, his partner will, but it also makes it seem like you're local because people like to work with local individuals. >> So, if you can make it appear that you're local, >> then those people are more inclined to work with you. >> Yeah. >> At least in my opinion, >> you're more trustworthy. >> Yeah. So, whenever you, you know, you've had the conversation, you've built your rapport with this individual, they're at the point where they're comfortable enough to have you come out to the house and you're kind of talking about price, you're going out there to get a better feel for the property. That way, you have some ammo to come back and negotiate with if more things are wrong with the property. What you need to do is one either try to network with somebody in one of the communities that you guys are in like freeh wholesaling.com vet somebody out or you can use you know different sites like there's like investor booths and Facebook groups you can go in and talk to people and just have somebody go out to the property for you. They don't really need to talk to the seller all that much. They just need to go there. Don't be weird. Just say, "Hey, you know, I'm working with this person. Just want to take a look at the house." They get the photos. They leave the appointment. They don't need to get an agreement or anything signed. They leave the house, send you the photos, and then you call them back like, "Hey, you know, sorry I wasn't able to make it to the property there. I got busy, but I had a chance to look over everything and based off everything I'm seeing, like I understand you were hoping to get this, then you can go in with your ammo, negotiate down. And if you've built enough rapport with this individual, then they should respect what you have to say. As long as you're able to point things out, you don't just go in and lowball with no ammo. You have to be able to back up why you're coming in with a lower price." >> Yeah. It's all the same. So virtual is really not much different than in person. Just being brutally honest, guys.

>> So what's your line? I want to hear I want to hear the line >> for which one? >> If I I want to sell my house. >> Yeah. >> You get through all the rapport, all the all all that stuff, right? >> Yeah. >> Now it's time to go over. Now you got to close me. >> Now I got to close you. >> What's the line here? Okay. Do you give the offer? Do you get the offer from them? How do you do it? I want to hear the line exactly. So >> don't don't sugarcoat anything. I >> understand. So when it comes to obtaining price, I like to ask this in a multip multiple ways. Like you we've been over this before. And again, this is you're going to want to try to do this on the front. That way you can kind of gauge qualification, see if you're relatively even in the same ballpark, >> but I always I always ask them like, you know, do you know what you're needing to walk away with after all is said and done so that you could get to doing whatever it is you want to do after this, like XYZ, whatever. certain motivation. >> Certain motivation like insert whatever like their goals are. >> Yeah. You want to move back in with your kid and three states over or whatever it may be, you can't really keep up with the property no more like you know. >> Yeah. So then it really it really makes them think about what they would need to do to do XYZ. >> So if they give me a price, great. Now I have something to work with. If if it's too high, then I come back and I like to do this all the time where I'll I'll start picking things apart on like Zillow. >> I I'll look at this estimate and they'll like say they're they're at this estimate or just above this estimate. Just act like you're looking around on Street View and go like 20 30, you know, maybe $40,000 under this estimate and just say, "Hey, you I'm actually seeing other people pick things up around, you know, this price, 30,000 below the Zillow estimate. You know, you know, if somebody offered you that, what would you tell them? And then they'd be like, well, some we've had this verbatim like, well, I'm not in I'm not in a position to tell anybody no. >> Yeah, literally verbatim. That's what a seller said one time. >> And you know that that also helps you with like your motivation side like, okay, he's not in a position this I can come in with a price that'll work with him. He's willing to move forward. And then on the other hand, if they're too high, then me personally, I'm not going to qualify and go on that appointment. But to get back to the thing of to get back into it, if I was going to try to close this individual and I knew that they were relatively close on price, I would come in and say, "Okay, Mr. Seller, after I after I looked at the property, I looked at the photos of the property that I was able to see here, there's a couple things that I noticed that made me a little bit uneasy about moving forward at that price. It's not that I wouldn't want to give you that price. I I really want to do the best that I can for you, but I just know that

If I buy it at that price, I'm going to be underwater. So, as far as things go, I'm looking at this like they say you're talking you're talking about like the HVAC or the roof. You start breaking down the reasons why you have to come down.

You're just kind of giving some info to like articulate the offer and give some credibility, right? And say, but I still want to do the best that I can for you.

I I realistically need to be in me personally, this has always worked best for me. I don't know about any of you guys. I can't speak on behalf of you, but I've always give like a very definitive number. Some people say like, I'll give you 80,000. I'll give you 90,000. Which that does work. But me, I like to come in and say like with my first offer, I like to be, oh, I have to be like $76,487 because like that per like the I'll explain the reason why. It's because when you come in with a price like that, the person has to think about, okay, wait, he actually took the time to come up with a very definitive offer. How do you combat that?

That's intentional. What's a person going to be like, oh, can you meet me? Well, they will say this, but can you meet me at 80? you know, like in order for me to, you know, I really have to be around this. I ran the numbers to a tea. I tried to make it pencil out every single way that I could. I gave you every dollar. That's the best I can. I gave you every dollar I could.

Most people are just rounded it down, you know, the 500 or whatever. And and then those you start com, you know, combating back and forth on price. They're like, I really wish I can get a little bit more. Stick to your guns for a little bit, but if you have a little bit of wiggle room at the end, this is what I always tell people when I come up from price. This is what I say. Be like, look, I'll try to give you that price. I just have to see where I can kind of cut corners on my repair estimates.

I can try to leave some things out. Maybe I don't have to change that fixture. I can cut the price down by like maybe like a thousand or two by, you know, maybe not replacing, you know, some new outlets and stuff. But

I feel like the way you're explaining that, it just ultimately you're trying to say like, hey, you're reinforcing the fact that I truly want to do the best I can for you. I'm willing to if I can make it pencil out. I got to I got to, you know, run some figures here and see where I'm at. That ultimately, in my opinion, kind of gives credibility, to the offer.

And the reason I do that is I'm now having to downgrade what I initially had planned for the property in order for me to meet you at your price. So, now they're like, "Okay, well, he can't just keep chiseling down too much because then he's not even going to have enough budget to do much with the house."

It's true. So they think it like it's just like all psychology that people start thinking about this the way that you you phrase things and then you just eventually come to a point where they either accept your offer or you move on and use them as a follow-up. But when I when I'm when I'm giving my offers, I have a very high acceptance rate when it comes to my offers. It's just because the way I I articulate what I'm, you know, trying to portray to them a little bit to them. One thing I think is a little bit different how way you and I do our negotiations stuff like this that most people don't is and one constant always even with you guys. We want to deal with a situation where there's like an actual problem that needs a real resolution, right?

And we kind of use that as like ammo in the arsenal when we're doing these negotiations. And the whole goal here when we're having these negotiations is we want the the seller instead of thinking about the price in association with the house, we want the narrative to change to what do they actually need to solve XYZ problem and move on with their life. The house is just the vehicle to get them there.

So they're thinking about the results of the future of what's going to happen, not just the situation at hand like, oh, if I'm going to sell my house, I I want to get XYZ for the house. We don't want that. We wanted them to think, hey, I can't keep up with the maintenance anymore. I need to downsize, whatever, whatever it may be. In order for me to go, you know, move in with my daughter or move into an apartment or whatever they need to do, it's probably going to cost me around this much. And I need a little cushion on top of that. A lot of times, that's an easier, more manageable figure to work with than what they think the value of the property is. So, it makes for a little bit easier of negotiation. end in the seller's mind, you are truly solving a problem for them. You're getting them where they're looking to go versus just buying the house.

So, like Evan said, it comes down to a lot of psychology, but the one constant is there has to be motivation there. Like, there has to be a problem. Wanting to sell your house to get a bigger one because you're getting ready to have another kid. That that's not motivation. You're looking for an upgrade.

And I see a lot of new wholesalers make this mistakes all the time. you know, they're quick to throw the number out there when they haven't even really qualified or disqualified the lead. And once you spit that number out there, you can't take it back. So, you got to be very strategic about how you do that. And I think that's what is a little bit different with Evern House's process versus a lot of other people. I'll say this last thing and it's very I want everybody to think about this because Zach and Max have thought about this a lot and they've they've done it a lot with their conversations too is that if you can get somebody not focused on price and you can get them focused on the result and what is going to what their life's going to be like after they sell the property.

Get them daydreaming a little bit. You get them daydreaming a little bit. When you snap them back into reality that they're still in the situation that they are right now after you've just walked them through how their life will look after they sell it, they want to get there as fast as possible. So now they're they're like, "Oh man, that'd be so great to be there." Like maybe I should just take what I, you know, what I actually need, not what I want. So that's that's how we are. We operate by where do you want to be? What's it going to take to get you there?

You know, so they don't really focus too much on price. are focusing on, okay, I just need I want to get here. This offer could get me there.

I like it. So, you got locked up. Now, we got to sell the deal. Max Dispos Max Diso. Mr. Diso here. You You do a lot of deals, man. Right. So, how do you sell a virtual wholesaling deal?

Absolutely. So, guys, there's a few steps to selling a virtual wholesale deal. Step one is you need to have pictures. So, they already went through that, but one of the easiest things to do that you guys don't do is just ask the freaking seller for pictures.

They're selling their house. They're expected to take pictures. Just ask them. And then once you guys get good pictures and please make them good pictures, then and only then can you start to market the property out to buyers. So, lots of different options on marketing. Honestly, one of the most underrated places to market, especially if you're brand new, is Facebook and Facebook groups. Done over a 100 deals just selling in Facebook groups.

Completely underrated. If not, you can just pull lists of cash buyers and active investors using a software like XLEs. completely goated, still underrated. Or if you want a really premium software, then you can look at something like investor lift. I use a lot of investor lift for my nationwide dispo. But just finding the buyer is not enough because this is where the complicated part starts. Now, it's the occupancy. So, this is step three. It comes down to whether the property is occupied or not occupied. And if you guys know, selling wholesale deals virtually on occupied properties where the seller still lives there or they have a tenant is a lot harder.

Oh yeah. Kind of risky too because you risk if you don't have a trusted partner going to the property, they might backdoor you. Exactly. So how do we get our buyers? So like I just sold that deal in Ohio, a $40,000 Zillow deal. I've never been to Ohio. Okay. The JV partner didn't live in Ohio, but we had like six buyers go out to the property and let's just say it's an occupied property. like how do you do this? So, a not occupied property, super easy. They put it on lockbox and you send your buyers out there and we call that first come, first serve. The best deal you get from your buyer, you take that, you get a contract, you get your non-refundable earnest money, you call that a day. But if a propertyy's occupied, you're going to want to schedule a showing. That's how I do it. That's how OG New Western does it is you schedule a one-hour showing. So, let's say Wednesday at 12:00, that's when your contractors come and look at the property. So, you may have four or five different contractors looking at the property. You have a roofer, you have an HVAC technician, you have a general contractor. Hey, you may even bring one of your interior designers, and all these people are going to go look at the property during its 1-hour window. You got to prep your buyers and make sure that they don't talk to the seller and say what's going on. It's a lot of work. That's why you may want to use a dispo partner. Then once you guys get a good offer, you get a contract. Your contract's only accepted when you get non-refundable earnest money. I require 5K on all of my deals. Then once I get non-refundable earnest money, pretty much they have given me a deposit that they are not going to back out. They're going to go through with this deal. I send that all in the title. You wait a couple weeks, the deals close. So the hardest part about virtual wholesaling, guys, for dispo, it's not even finding the buyer. It's actually the process of getting your buyer to see the property without ruining your deal. That takes a lot of practice and experience.

I feel like that kind of starts on the prep too in the acquisition side, letting the seller know like what the rest of that process is going to look like.

Because I admit like whenever I was more a beginner, I didn't really work that part properly. And they get pretty irritated when you're talking about like, oh, I got to have my partners come look at it, my contractors, whatever it may be. They're like, I mean, are you buying the house or not? So, it starts with the prep on the acquisitions, but you have a good process, Max.

That and what Max does super well that other people were scared to do is they have multiple buyers that they have, but they want to set multiple different appointments. Sellers don't always have the ability for you to go, oh, I need appointment Monday, Tuesday, Wednesday, Thursday, Friday. What it what works well for Max and what has always worked well for us as well is that you send them all out at once, so you only have to schedule one appointment. But it also it drives FOMO. Buyers will bid each other up. If you have a buyer who thinks he's your only guy, he's gonna he's gonna hit you low.

He's got you wherever he wants. But if he gets there and he sees there's four other people there and he's like, "Oh my gosh, I'm if I want this, I'm probably going to have to put in a good offer." Like what I can actually do on this. So that that's something that you guys do really well like Maxside is you guys make sure you have one appointment and you drive FOMO.

I'm sure this probably happened in cases on your deals as well. It's like that FOMO happens when they're at the property and you get one of your buyers calling you like they don't even they they're there for 10 minutes still looking and they call you they're like send me the contracts. So what you do is on showings you actually put your deals out cheaper. So you try to put them out at least 5k cheaper. So you drive a lot of traffic to these deals and then you do a bidding war. Uh to my best buyers I don't like to get a bidding war on them. I just trust my best buyers and I take their offer. But let's say you get a bunch of buyers bidding. I've had one property that sold $26,000 above where I had it at because we had we had seven buyers bidding. But how all you do it is we just did a silent bid. Said, "Hey, best bid is going to take it in three hours. You better put a big bid in." And we had one dude was like, "I'm going to put 26K above. I'm going to win this shit."

Yeah. Several times. Yeah. It works super well. And another thing to point again at what Max said was if you guys can save the money by not having to send like boots on the ground out to the house and getting the photos. I have had several occasions and it kind of sucks and Max can probably attest to this too and Zach. We've sent people out to houses to take photos and they've come back and they like the most horrible looking photo. It's like they were mid midsprint taking a one of them old like scroll cameras with the actual film from 1990.

Yeah, dude. They're horrible. And so if you can get the sellers, you'll save money, right? Because you're going to have to spend like like a hundred bucks for somebody to go out and take photos. Like we usually do like a 100. We have a really good guy out in Detroit who does it, but for like our local market, virtual market there, but if you can get the seller to do it, you will save so much money and time because now you don't have to coordinate for somebody to go out there and take the photos. So

my only complaint with having the seller do it is they're trying to protect their interest the best they can. So if there's something that they feel like they cannot show, they're not going to show it. That's like the situation. We have like the random angle of the room and it's like cutting off the entire left side. It's like, yeah, I don't want you to see the ceiling falling in over there from the roof.

What about that one time when they sent the front of the house, the side of the house, it all looked nice, but the whole backside, they didn't send a photo up. The whole backside was fire burnt, damaged all the way through. Literally, the word back of the house had fallen off and was like in the yard. You could see right into the living room from the backyard. They didn't mention anything about that. So my tip on that is when I is again I have a whole process from A to Z from locking up a deal setting expectations from the first call about what's going to happen but once I do have my deal closed and I don't like to put a lot of stipulations in my negotiations until after they sign the contract to not freak them out but after they sign a contract as I prep them on hey we're going to have these contractors coming let's say middle of next week but before then ma'am or Mr. seller, can you send me pictures now? Please take a picture of every single room. Actually, take two pictures of every single room, wide angle. Do a really good job. And don't worry if it's a mess. Don't worry if it's bad. The reason I'm asking for these pictures is I want to know what contractors I should bring out next week. And if you purposely like don't put something in there, I'm going to have to reschedule another showing for more contractors. So, can you please be really diligent so I know which of my one to three to five contractors to bring?

And that's respecting their time. Definitely. I want to respect your time, Mr. Mr. Seller. We want to try to get it done with as few showings as possible because if you're having to do multiple showings, let's call it like it is. They might as well put it on the market, but they're going to deal with that. At that at that point, you're not being a wholesaler. I mean, it happens to me is then that's not ideal. But at that point, you're just a listing agent and that's not the service they signed up for because we don't want to, you know, we want to be respectful. They're looking for a quick cash easy close. One showing, one appointment is completely realistic and fine. I have sold deals sight unseen. I just sold a deal out in Okala, Florida. Side unseen for Jesse. He's actually in your guys's M2M and he's in my wholesalers. It was a $15,500 fee. Side unseen buyer. We get it done.

I think I know the deal you're talking about. I think you talked to me about Yeah, that was good. Locked it up for 90, sold it for $102,500. Then he got a $2,500 or $3,000 price reduction. So 15,500. Yeah, he's 18. He's killing it. I did a deal out in Detroit, actually just west of Detroit in Yipsellani.

Yipsellani. Yep. And uh so I want to attest to what Max said too because he really knows what he's talking about on the dispos. He said use a Facebook group. Like there's so many buyers in Facebook groups. And I didn't have a buyer in Gypsy. I had a lot of buyers in Detroit and I talked to them and like they're very Detroit buyers. They are different breed. They are very specific on their zip codes.

They only buy where they buy. If you send them anything else, don't ever call them again because you're going to get yelled at. Yep. But if you're in like don't have a buyer somewhere, I took this deal, negotiated it, locked it up for 90,000, posted it for 110,000 in Facebook group. Not even an hour later, I had it sold, assigned for for like I think I sold it for 110, made 20K on it.

You have to ask. The only issue is Facebook groups got them out. There's a lot of issues with Facebook. Yeah, you got to vet them out. Is there going to be a lot of wholesalers in there? So that's why I mean, hey, try Facebook, but if not, feel free to send it over to someone that can sell your deals.

How do you vet them? How do you vet the wholesale? Well, one, go to their profile and if it says New Western, that's probably a wholesaler. Just FYI, guys. Bad idea. But you can usually just look at their Facebook history and if they're like spamming like I have buyers or I'm a buyer and stuff and that means they're not a buyer. So, just go through their Facebook history. A quick call will usually do the trick. So, I get on the phone and I like to trap You can trap people with vinegar or honey and I like to trap them with honey. So, I get about 50 calls a day from wholesalers lying that they're buyers. And what I say is, "Hey, I got this deal in Okalo, let's say, okay, and this person calls me and they're like, "Oh, hey, I'm a buyer." I say, "Oh, are you a buyer or do you have a buyer for me? I don't care if you have a buyer for me. Like, just let me know. Let's make some money." And they're like, "Oh, yeah. I have a buyer for you." Then I hang up on them.

Gosh. Yeah. See, all these like really good processes like that you have mask is is the exact reason why like if we just stumbled across a virtual wholesaling deal in a market that I'd never done a deal before. I have zero connections like and I think I'm going to make 20 30k why would I even risk it you know why I mean I know exactly what I'm doing but the laws of scale and laws of economy tells me it's easier for me to just get you involved not have to worry about anything and go and look for my next deal.

Yeah. So I've been trying to push that messaging more like it's risky like if you don't know what you're doing it's a even if you know what you're doing and it's a new virtual market. So yeah, there's a there's there's really yeah, there's three pieces to it. You have the time, the money and then the risk of your deal. So yeah, you can blow up your entire deal and that happens actually more than you think or one wrong step ruins your deal. So now you make nothing. You have the money that goes into it. More likely than not, a very experienced dispo partner who has good buyers in the area can probably get 5 or 10k more than you can. Anyways,

that's absolutely true. I actually just got 20k more on another Florida property than the wholesaler could get himself. And then the third thing is the amount of time. So, you have to think if you're going to be pouring 30 hours into a deal because you didn't have the buyers, you're going through the title process, I mean, it's just been a pain in the butt. You probably could have locked up one or two more contracts anyways.

So, great job. Your return on time sucks. Congratulations. You lost two contracts. So, I mean, some of my best wholesalers, they pretty much dispo like 90 plus% of their deals through me, unless they just have a random pocket buyer laying around. Actually, one of my wholesalers, he does 100% of his deals through like diso. He doesn't want to touch it because he knows he can lock up like three to five more contracts.

He's probably doing more than most people cuz he's got all that time on the acquisition. He's just like us. He's a millionaire wholesaler and he has never disposed a single deal in his life. There's not a problem with that at all. If you can if you can delegate it and it's easier, why not?

One thing I wanted to say about the Facebook that Max brought up too is like if you want to vet somebody out real quick, I I I see it every single time. You pull up their main post inside of that Facebook group and you start scrolling through and it's like contract for assignment. Contract for assignment. I see those all the time like you are not a buyer. You told me some some will like there's some guys that are actual buyers like like we wholesale properties but we also buy like you know you fix and flip you do like we do. Sometimes you'll see that. But if it's just 90% of them as assignment, you're like, "Yeah, no, I'm just And I don't mind working with other wholesalers, but if you start a conversation off by lying to me and saying you're a buyer, then I immediately just not going to do business with you." But some people call me like, "Hey, Max, like I have a great buyer in mind on this. Can I put my fee on top?" I'm like, "Okay, yeah, let's talk."

Yeah, that's respectable. Anyways, all right. Good. So, you can wrap it up. Yeah. So, I mean, that's virtual wholesaling real estate. I mean, this is kind of a bigger step-by-step guide, but we've all make a lot of money and we all do it a little differently, but it's how we do it. So, if you want to go follow me, flip with Rick, Zack on YouTube, the whole gambit. What about you? My name is Maximillian Duran. I'm known as the pirate. So, go and follow me. My name is Evan Hamilton. I'm known as that. You can follow me on Instagram and YouTube, Tik Tok. I don't have my own channel, so if you want to follow me, you're gonna have to watch some Zach's content or Evan's content. They're trying to convince me, though, so maybe. We'll see. Stay tuned.

Stay tuned. So guys, if you got any value from this, smash that like button, subscribe. We'll see you soon. Let me know if you guys like podcasts like this. And uh see you soon. See, he's got