Most wholesalers wait for deals to fall in their lap. The ones making real money are out here GENERATING deals — on purpose, with a system. There are 3 distressed property lists you should be pulling right now: 1️⃣ Absentee Owners — People who own property but don't live there. High chance of neglect. High motivation to sell. Pull these from BatchLeads, PropStream, or your county records. 2️⃣ Tax Delinquent Lists — Property owners who haven't paid taxes. The county publishes these for free. These people are in PAIN — that's your opportunity to provide a solution. 3️⃣ Probate Records — When someone dies, the property passes to heirs. Heirs often want to sell fast — especially a house they never wanted to manage. Check your county courthouse monthly. Stack these three lists. Filter by your target zip codes. Hit them with direct mail, cold calls, or texts. The money isn't in finding a deal — it's in finding the right PERSON. A motivated seller makes any deal possible. Your action TODAY: Go to your county website and search "tax delinquent list" + your county name. Download it. That's your next leads list. Full breakdown is inside the Wholesale to Wealth Course in the Classroom 👆🏽 Drop a 💰 if this hit. Tag a brother who's still waiting on deals instead of building a pipeline.

Real talk: the wholesalers getting hit with IRS penalties aren't broke — they're undisciplined. They closed deals all year, spent the fees, then got blindsided by a tax bill they never planned for. Here's what most new wholesalers don't know: as a self-employed closer, you're required to pay taxes QUARTERLY — not once a year. Skip a quarter and the IRS doesn't just charge what you owe. They tack on penalties and interest for "underpayment," even if you pay in full come April. The fix is simple if you build the habit now: 1️⃣ Know your dates — Q1: April 15, Q2: June 15, Q3: Sept 15, Q4: Jan 15. Mark them now. 2️⃣ Use the safe harbor rule — pay at least 90% of this year's tax bill or 100% of last year's (110% if you made over $150K) and penalties disappear. 3️⃣ Set aside 25–30% of every assignment fee the DAY it hits your account. Separate account. Don't touch it. 4️⃣ Use Form 1040-ES to calculate and submit payments — IRS.gov, takes 10 minutes. 5️⃣ Get a CPA who knows real estate. The fee pays for itself in deductions alone. Your action TODAY: Open a separate "Tax Account." Move 25% of your last closed deal into it right now. Full breakdown is inside the Wholesale to Wealth Course in the Classroom 👆🏽 Drop a 💰 if this hit. Tag a brother who's been ignoring his tax bill.

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You can find the best deal in your market. Lock it up at the right price. Run perfect comps. And still not get paid — if you don't have a buyers list. Most new wholesalers work backwards. They find a deal first and THEN scramble to find a buyer. That's how you end up in panic mode, losing your earnest money, and burning your seller relationship. The real money is made BEFORE you ever sign a contract. Here's how to build a cash buyers list from scratch: 1️⃣ Pull cash transactions from your county courthouse — Search recent cash sales in your target zip code (last 90–180 days). These are your active buyers. 2️⃣ Hit every real estate investor meeting in your area — REIAs, local groups, Facebook groups. One handshake with a serious buyer is worth 100 cold leads. 3️⃣ Post deals on Craigslist and Facebook Marketplace — Use "Investment Property" listings. Buyers reach out to YOU. Collect every number. 4️⃣ Text other wholesalers in your market — "Hey, I have deals coming. What are you buying right now?" Wholesalers have buyers. Relationships = access. 5️⃣ Add every buyer to a CRM or spreadsheet — Track their buy box: area, price range, condition. When a deal matches, call the right person first. Your action TODAY: Go to your county property records site. Pull 10 recent cash sales in your target zip code. Those buyers are your first calls. Full breakdown is inside the Wholesale to Wealth Course in the Classroom 👆🏽 Drop a 💰 if this hit. Tag a brother who's been chasing deals without a buyers list.

If you can't calculate ARV, you're guessing — and guessing in real estate costs you money. Most wholesalers lock up a deal feeling excited, blast it to buyers, and get ignored. Not because the deal was bad. Because the numbers were wrong. Your cash buyers run comps in 5 minutes flat. If yours don't match, the deal is dead. Here's how to comp a property in under 15 minutes: 1️⃣ Pull recent SOLD comps — 90 to 180 days max. Use Zillow, Realtor.com, or MLS if you have access. SOLD — not listed. 2️⃣ Match the property — same neighborhood, similar square footage, same bed/bath count. Stay within 1 mile. 3️⃣ Adjust for condition — if comps are updated and your deal is distressed, account for that gap. 4️⃣ Use 3–5 comps minimum — average the top 3 cleanest sales. Never rely on one number. 5️⃣ Run your MAO — ARV × 70% – repair costs = your Maximum Allowable Offer. That's your ceiling. Don't go above it. Know this formula cold before you ever make an offer. Your buyers do. Your action TODAY: Pull up any property in your market. Run comps on Zillow. Calculate the ARV. Practice the formula now — so when a real deal hits, you move fast and confident. Full breakdown is inside the Wholesale to Wealth Course in the Classroom 👆🏽 Drop a 💰 if this hit.