My first wholesale deal put an $8,700 assignment fee in my account, and I never touched a bank loan, a contractor, or my own cash.

I'm Cole, based in Dallas. In 2019 I was 24, working a sales job I hated, and I'd just gotten denied for a mortgage on a duplex I wanted to house-hack because my debt-to-income ratio was too high. A guy at a real estate meetup in Plano mentioned he'd made $11,000 the month before "without ever owning the house," and I thought he was lying until he walked me through an assignment contract line by line. My first 90 days were rough — I sent 40 direct mail postcards to a pre-foreclosure list and got two callbacks, both dead ends. The deal that finally closed came from a driving-for-dollars run through a rundown neighborhood in Oak Cliff, a handwritten letter, and eleven follow-up calls to a seller who kept saying "maybe next month" until she didn't. That $8,700 fee took three months of consistent, unglamorous outreach to land. I've since closed more than 140 wholesale deals across the DFW market, and I still run the same core process I used on deal number one — it just runs faster now.

The gap I see constantly in this space is that most "wholesaling gurus" sell the dream of the assignment fee and skip the unsexy mechanics that actually produce a deal: how to talk to a seller who's embarrassed about their house, how to write an assignable contract that doesn't scare a title company, and how to have real cash buyers ready before you need them — not after. Beginners burn months chasing leads on Facebook groups with no list, no script, and no idea what "MAO" (max allowable offer) even means, then give up convinced wholesaling "doesn't work" in their market. It works. It's a sales and systems business, not a real estate investing shortcut, and almost nobody teaches it that way.

What we cover inside:

Finding motivated sellers. I teach three lead channels side by side — driving for dollars, skip-traced absentee owner lists, and probate leads — because relying on just one dries up fast. Members learn exactly how I script a first cold call in Texas, including how to handle the "how did you get my number" pushback in the first ten seconds.

Writing contracts that actually close. I hand over the exact assignable purchase agreement I use, broken down clause by clause, plus how to adapt it for states with attorney-review requirements or different disclosure laws. This is where most beginners get stuck — either they use a contract that spooks the seller with too much legal language, or one that a title company won't honor.

Running comps and setting your offer. I walk members through pulling real comps instead of relying on an automated home-value estimate, estimating repair costs from a walkthrough without a contractor's eye, and calculating MAO so the offer works for both the seller and the end buyer you'll assign it to.

Building a buyers list before you need one. The single biggest reason members lose a signed contract is having nobody to assign it to. I show the exact process for finding and vetting cash buyers at REI meetups, on auction sites, and through your own closed-deal title company contacts, so you have 50+ active buyers before your first signed contract, not after.

Every Wednesday I run a live Deal Clinic where members bring an actual contract, comp sheet, or seller conversation that's stuck, and we work it in real time — this is not a generic Q&A, it's working real numbers on screen. Saturdays are Cold Calling Roleplay, where members practice seller conversations live and get direct feedback on tone, objection handling, and closing language before they're on the phone with a real motivated seller. Outside of calls, the group runs a live buyers list directory members contribute to and pull from by state, plus a deal-review thread where you can post a contract for a gut-check before you sign it.

This community is built for people willing to make calls and knock on doors — if you're comfortable being told no a lot before you hear yes, this will work for you regardless of your credit or savings. It is not built for people looking to buy and hold property with none of their own capital, and it's not a fit if you're not willing to talk to sellers directly; wholesaling is a communication business first. Members who commit to at least 10 outbound contacts a week and show up to the Wednesday clinic tend to see a first assignment fee inside 60 to 90 days. Members who treat it as a side project they'll "get to eventually" mostly don't close anything.

✅ My assignable contract templates and cold-call scripts
✅ Weekly live deal clinic on real member contracts
✅ A buyers list-building system to move contracts fast
✅ Live cold-calling roleplay every week to sharpen your pitch

Ready to close without the capital? Join the group.