From Text to Close: A Fully Virtual $20K Wholesale
Eric R. runs his wholesale and rehab business solo out of Atlanta. Most of his deals come from cold calling and direct mail, with the occasional deal landing through referrals or right place right time moments - like a seller who happened to catch him on-site during a routine rehab inspection. Direct mail has been delivering strong long-term ROI for him, and he's leaning into it more.
The Problem
The seller was an out-of-state landlord with a property in a suburb of Atlanta. He'd already tried to sell traditionally (the listing had expired) and now wanted to liquidate and move his capital to another deal. The property was tenant-occupied so any sale would need to account for that.
The Plan
Eric targeted the seller through a 5,000 piece expiated listing mailings, using a BPM Comic Postcard. The lead came in by text, responding directly to the mail piece.
The Execution
In Eric's own words
"This one was a quick wholesale deal in a suburb of Atlanta. Lead came in via text responding to a BPM mail piece. Seller was an out of town landlord with a previous expired listing. He was looking to liquidate and get into another deal. We agreed to 230k after a quick back and forth and went under contract a little over a week after first contact. I assigned it for 250k, and we closed a little under 30 days later. It went pretty smoothly so there was minimal stress. I like those better than the ones that end up having a crazy story to tell later!"
The negotiation moved fast, straight from first contact into terms, with an e-signed offer sent shortly after. The entire deal was handled over the phone.
The Results
- Purchase price: $230,000
- Assigned price: $250,000
- Wholesale fee: $20,000
- Time to close: Under 30 days
The Lesson
Not every deal needs a dramatic story to be a good one. A clean, fast, all-virtual wholesale (sourced from a single targeted mailing to a motivated, no-hassle seller) is exactly the kind of deal worth replicating.
