All Forum Posts by: Jeremy Beland

@Andrew Bosco 💯 my friend 

Most people believe that real estate investing requires huge capital, perfect credit, and years of experience. But what if you could generate consistent cash flow without ever owning a property?

That’s where wholesaling real estate comes in—a powerful strategy that allows beginners to flip contracts for profit without needing a mortgage or massive upfront investment.

In this guide, Jeremy Beland, a real estate investing expert, walks you through the exact steps to close your first wholesale deal and start making money in real estate.

What is wholesaling? 

Wholesaling is a strategy where investors find undervalued properties, negotiate a contract with the seller, and assign that contract to a cash buyer for a profit. You’re essentially acting as the middleman between distressed property owners and real estate investors.

✅ You don’t need to buy the property.
✅ You don’t need to fix anything.
✅ You don’t need a real estate license in most states.

Instead, you get paid a “wholesale assignment fee” for connecting the right buyer with the right deal.

Step 1: Finding Motivated Sellers

The key to wholesaling success is finding sellers willing to sell at a discount. These are often:

🔹 Homeowners facing foreclosure
🔹 Landlords dealing with problem tenants
🔹 People inherited properties they don’t want
🔹 Sellers with vacant or distressed homes

Best ways to find discounted properties? 

1️⃣ Driving for Dollars – Look for run-down, vacant, or neglected homes in your area.
2️⃣ Direct Mail Campaigns – Send letters or postcards to absentee owners and distressed sellers.
3️⃣ Cold Calling & SMS Marketing – Contact property owners and ask if they’d consider selling.
4️⃣ Online Marketing & Social Media – Run Facebook or Google ads targeting motivated sellers.
5️⃣ Networking with Agents & Investors – Build relationships with realtors and wholesalers who can bring you deals.

🚀 Pro Tip: Always focus on solving the seller’s problem rather than just getting a low price. Wholesaling is about creating win-win situations!

Step 2: Analyzing the deal & making an offer

Once you find a motivated seller, you need to run the numbers to make sure it’s a good deal.

How to calculate a wholesale offer price? 

The 70% Rule is a simple formula to ensure your deal is profitable:

💰 Maximum Allowable Offer (MAO) = (ARV x 70%) - Repair Costs - Wholesale Fee

Where:
✅ ARV (After Repair Value) = The property’s market value after renovations.
✅ Repair Costs = Estimated cost of fixing up the property.
✅ Wholesale Fee = The profit you want to make on the deal (usually $5,000 - $30,000).

Example Deal:

• ARV: $200,000
• Repairs: $30,000
• Wholesale Fee: $10,000

📝 Your MAO = ($200,000 x 70%) - $30,000 - $10,000 = $100,000 offer price.

If the seller accepts, you lock up the deal with a contract.

Step 3: Finding a cash buyers

Once you have a property under contract, it’s time to assign the deal to a buyer.

How to build a cash buyers list? 

🏡 Attend Real Estate Networking Events & Meetups
📢 Post in Facebook & LinkedIn Real Estate Groups
💰 Reach Out to Local Investors & Flippers
📍 Use Craigslist & Real Estate Forums
🚀 Use Bandit Signs (“Fixer-Uppers for Sale – Call Me!”)

The more active buyers you have, the faster you can assign deals and the more money you can make!

Step 4: Closing the deal and getting paid!

After finding a buyer, you’ll sign an Assignment of Contract Agreement and send everything to a title company or closing attorney.

On closing day, the buyer pays the seller and your wholesale fee gets wired to you. That’s it!

💰 Common Wholesale Fees:
✅ $5,000 - $10,000 for small deals
✅ $10,000 - $30,000 for mid-range deals
✅ $30,000+ for large multi-property or high-end deals

🚀 Your first wholesale deal could happen in as little as 30-60 days!

Common wholesaling mistakes to avoid? 

🚨 Overpaying for properties – Run the numbers carefully!
🚨 Not using the right contracts – Protect yourself legally.
🚨 Skipping due diligence – Always verify title & property condition.
🚨 Not having a buyers list – Build relationships BEFORE you lock up a deal.
🚨 Overpromising sellers – Be honest about your intentions.

✅ The best way to avoid mistakes? Learn from experienced investors & take action!

Is wholesaling right for you? 

If you want to break into real estate investing with little to no capital, wholesaling is a great strategy. It teaches:

✅ How to find undervalued deals
✅ How to negotiate real estate contracts
✅ How to connect with cash buyers & investors

But remember—wholesaling is not a get-rich-quick scheme. It requires consistent effort, learning, and persistence.

@Michael K Gallagher that’s not uncommon. Let’s go get it and make it happen! 💯💪

When I first got into real estate, I thought I had it all figured out. I memorized the scripts, practiced my pitch, and convinced myself I was ready to close deals like a pro.

Then reality hit.

Sellers had objections I hadn’t prepared for. Some deals crumbled over things I never saw coming. And I quickly realized that no book, course, or video could fully prepare me for the real world of real estate.

But here’s what I learned—every deal, whether it’s a win or a loss, is a lesson. And the investors who succeed aren’t the ones who get everything right the first time. They’re the ones who pay attention, adjust, and keep improving.

Lessons You Can Only Learn from Experience

The seller who ghosts you? A reminder that follow-up is everything.

The deal that falls apart at the last second? Teaches you why backup plans matter.

The seller who rejects your offer, then calls back a month later? Proof that timing plays a bigger role than you think.

No two deals are exactly the same, which means there’s no “one-size-fits-all” approach to closing. You have to adapt, read between the lines, and know when to push and when to pull back. That only comes with time and experience.

The Fastest Way to Stagnate? Avoiding Mistakes.

Too many wholesalers spend months trying to perfect their approach before making a move. They study scripts, analyze strategies, and overthink every little detail—while someone else is out there actually making offers and learning in real time.

Mistakes aren’t something to fear; they’re part of the process. Every misstep is an opportunity to refine your approach, get better, and move forward with more confidence.

If you’re in this business long enough, you’ll collect a long list of deals that didn’t go your way. But if you’re paying attention, those losses will turn into your greatest lessons. And that’s how you keep growing.

@Stephen Morales thanks so much for mentioning these. I read those first ones but not the compassionate capitalism book. Adding that to my wishlist now. Awesome! 

@David Ramirez. I haven’t read that one yet. Adding it to my wishlist now. Thanks so much for the recommendation 

Let me ask you something—how many deals have you lost because a seller backed out at the last minute? It’s frustrating, right? You do all the work, you build rapport, you get the numbers right, and then boom—the seller ghosts you or suddenly changes their mind.

Most wholesalers and real estate investors don’t realize that one simple question can dramatically cut down on cancellations. And no, it’s not some high-pressure sales tactic or fancy persuasion trick. It’s just this:

Before they sign, ask the seller:
“Mr. and Mrs. Seller, are you sure you want to sign this contract and move forward?”

That’s it. Simple. Straightforward. And yet, most people are too scared to say it because they’re afraid of hearing, “No.”

Why this works? 

When you ask this question, something powerful happens. The seller has to confirm—out loud—that this is their decision. It’s no longer you “selling” them. They are committing to moving forward, and psychologically, that makes a huge difference in how they view the agreement.

See, people hate feeling pressured. They want to feel like they’re in control. And when they make the final confirmation, they take ownership of the decision. That means fewer second thoughts, fewer sleepless nights, and way fewer cancellations.

The Power of Seller Commitment 

I’ve been in this game for years, and I’ve seen so many deals fall apart simply because the seller wasn’t 100% locked in. Maybe they felt rushed. Maybe they were unsure about the process. Maybe they just needed a little reassurance. Whatever the case, getting them to confirm before they sign changes the dynamic.

Think about it—when someone agrees to something verbally, they’re much more likely to follow through. It’s human nature. It’s why companies make you confirm a subscription before charging your card. It’s why fitness trainers make you say your goals out loud. Once you acknowledge something as your decision, you’re far more committed to it.

How this helps you close Bigger deals? 

This one question doesn’t just cut down on cancellations—it also builds trust. Sellers see you as someone who isn’t just trying to rush them into a contract. You’re giving them the space to make sure they’re really ready. And you know what happens when people trust you? Bigger deals. Easier negotiations. More referrals.

I talk a lot about the importance of making sellers comfortable, handling objections, and building rapport. But this? This is one of the simplest, most effective techniques I’ve ever used. It keeps your deals solid, your reputation strong, and your business growing.

Next time you’re at the closing table, try it. Right before they sign, pause and ask, “Are you sure you want to sign this contract and move forward?”

I promise—it’ll make a difference. And if you’re serious about mastering this business, you need every edge you can get. Fewer cancellations, more deals, and more money in your pocket—what’s not to love?

Now, go close that next deal the right way.

People always ask me, "What books do you recommend for real estate investing?" The truth is, there are a lot of great ones out there, but if I had to pick just a few that made the biggest impact on my journey, these would be at the top of the list.

Rich Dad, Poor Dad - Robert Kiyosaki : This is the book that introduced me—and probably most real estate investors—to the idea of financial freedom. It completely changed the way I saw money, assets, and investing. If you haven’t read it yet, stop everything and get a copy.

The biggest lesson? Your job will never make you rich. Owning assets will. That’s what got me hooked on real estate.

The Compound Effect - Darren Hardy: Success doesn’t come from one big move—it comes from the small things you do every single day. This book drove that point home for me.

The first few months of building a real estate business can feel like nothing’s happening. No deals. No money coming in. It’s easy to get frustrated. But this book showed me that consistency wins. Small daily actions lead to massive results over time.

If you’ve ever felt stuck or doubted whether your efforts are paying off, read this.

Flip the Script - Oren Klaff: One of the biggest challenges in real estate is convincing sellers to work with you. It’s not just about making offers—it’s about knowing how to sell your offer.

This book is a game-changer for learning how to negotiate and persuade. If you’re struggling to close deals, this is the book to study. Apply what it teaches, and you’ll see the difference in your conversations with sellers.

Bonus: Equity Happens - Robert Helms & Russell Gray: Real estate isn’t just about flipping houses or wholesaling. The real wealth comes from holding properties long-term and letting equity build.

This book breaks down why buy-and-hold investing is so powerful. If you’re serious about long-term wealth, this one belongs on your shelf.

I’ve read a lot of books over the years, but these? These shaped my mindset, my strategy, and ultimately my success. If you’re serious about real estate investing, start with these and actually apply what you learn.

@Denise Supplee that’s great! 💯💪

@Denise Supplee thank you so much! I’m sure you’re crushing it with such a great mindset 💯💪