First off, I want to give a huge thank you to XLeads, along with @Zach Ginn and @Rick Ginn , for building a platform and community that truly helps wholesalers—from beginners to experienced investors—generate opportunities, build relationships, and close deals. I've been using XLeads for less than a year, and in the past 6–8 months it's become a big part of my business. Recently, I've been expanding my XLeads Users by building a virtual wholesaling team and partnering with great people across the country. This deal is a perfect example of why collaboration beats competition. This was an off-market property in North Carolina that I sourced, negotiated, and got under contract from Arizona. My now good friend, @Kendrick Watson , stepped in as my JV partner and boots on the ground—driving one to two hours when needed to take photos and videos, meet buyers, coordinate walkthroughs, and help get this deal across the finish line. What looked like a straightforward deal quickly turned into one of the most challenging transactions I've closed. The sellers asking price started around $120,000, then moved to $100,000, then $96,000, and finally landed at $77,000 before we were able to close. We originally expected to close on July 2nd, but we didn't record until July 28th. Along the way we navigated: ✅ Three sellers who were siblings. ✅ Family dynamics that changed throughout the transaction. ✅ Ownership interests that weren't what anyone originally believed. ✅ Multiple contract addendums. ✅ Three separate closings in three different cities on the same day. ✅ And a new obstacle every time we thought we had solved the last one. This definitely wasn't a textbook wholesale deal—but honestly, those are the deals that teach you the most. One of my biggest takeaways is how important it is to work with an investor-friendly, wholesaler-friendly title company that communicates well. Communication can make or break a transaction. I'm also incredibly grateful for my transaction coordinator/wife, Amanda, and Kendrick. The three of us stayed persistent, kept solving problems, and refused to let the deal die. Without that teamwork, this easily could have stretched another week or two.

I rarely mention my wins, but I've been using XLeads for 5 months now and within my 1st 60 days I closed two wholesale deals by switching to XLeads software! -Last month I closed a wholesale deal and picked up a $10,000 assignment fee. But honestly… the check wasn’t the biggest win. This deal reminded me of something I still can’t fully explain — that when you genuinely focus on helping the seller get what they need, and you’re willing to problem-solve, jump through hoops, and think outside the box, the deal has a way of working itself out. This one started completely randomly. I got a call through my CRM from a number I didn’t recognize. No name, no record — which almost never happens. I missed the call, called back, and found out how unusual this really was. Somehow, this seller found my business number — a number I don’t even put out there much. Turns out, he searched “AZ subject-to buyers in the East Valley” on ChatGPT, and my name came up. Here’s the twist: The seller is a professional NFL player. He played for the Cardinals and was recently signed by the Giants. He never lived in the property — it was a rental. He originally bought it subject-to and now needed out fast. He had a tech investment opportunity and needed $100,000 quickly, and this property was his least-performing asset. He asked if I’d buy it subject-to, so I brought in one of my subject-to buyers for a three-way call. That’s when reality set in. He needed his equity now, not over time. The numbers didn’t work for a subject-to structure. So, I stopped the call and told him honestly: “It sounds like what you really need is a wholesale exit.” After the call, he and I talked one-on-one. He was clear: If he could net $100,000, he’d sign the contract. I didn’t know for sure if I could make it happen — but I locked it up and went to work. Here were the numbers: - Purchase price: $350,000 - Mortgage owed: $250,000 - Needed repairs: $15k–$20k - Value: $450,000+ - Goal: Seller nets $100,000 I debated keeping it as my first flip. I asked trusted investors for advice. The consensus was clear: the market was slow for retail flips in that area — best move was a buy-and-hold investor.

This deal came from something I've never really done before. I was driving home after meeting with a seller in Glendale, AZ, when I noticed a house with overgrown weeds that looked like it had code violations. I've never done Driving for Dollars, but something told me to stop. I grabbed a piece of notebook paper, wrote, "I buy houses for cash. Call me if you're thinking about selling," left my name and number, and drove away. Two days later, I got a text. The homeowner was going through a divorce and facing pre-foreclosure. We met at the property, talked through her situation, discussed all of her options—not just selling—and ultimately agreed that a cash sale was the best solution for her. We put the property under contract for $295,000, assigned it for $300,000, and closed a $5,000 wholesale deal...all from one handwritten note. The biggest takeaway wasn't the assignment fee. It was realizing how many opportunities we probably drive past every day because we're too busy or simply not paying attention. A huge thank you to the XLeads Community and @Rick Ginn and @Zach Ginn for providing the training and software to source off market leads! If you're still waiting on your first or next deal, keep taking action. You never know when one small decision can turn into your next closing. Hope everyone is having a great start to July! Always be open for and an opportunity, even when you have to look through the overgrown weeds! 👏

Hello fellow Wholesalers, we have a few cash buyers in need of off market deals ASAP, here is their Buy Box criteria, please msg me if you have anything that would fit this criterion below...We are most active in the first two for Winston Salem/Charlotte: 1. Houses that we can be all in 120k or less at 75% of ARV that will hit the 1% rule 2. Houses that we can flip that we will make at least 25% profit. So .75 - repairs. 3. Lots in the Charlotte metro that are mostly flat, and do not exceed 15% of total build cost (typically 45k or less) 4. Value add commercial properties that we can stabilize to at least an 8.5 cap.

Closed the Biggest Deal of My Life! off to the honeymoon for 2 weeks, The GOAT Rick will be streaming for next 2 weeks! See Y'all Soon!!