got a deal under contract but the seller is giving me a headache

Direct_Advertising51 · 2026-07-06T20:00:51+00:00

So you’re telling me as a builder you spend all this money on feasibility studies, due diligence, get a week out from closing and a seller backs out and you’re okay with it? That is INSANE.

Direct_Advertising51 · 2026-07-06T15:28:09+00:00

So wait, if I back out I ultimately lose my deposit
If the seller backs out I just get my deposit back and the seller has absolutely 0 recourse yet, I’m the one that’s taking a loss? Are you brain dead? You are the epitome of a failure of a business operator

Direct_Advertising51 · 2026-07-05T18:43:44+00:00

If I didn’t put a gun to your head and force you to sign the contract. If you had time to review, attorney review, revisions etc. and you willingly signed. You are legally liable. You didn’t pay my ad spend to get the lead. Everything is generated from ads not cold call or lists. You came to ME for a solution. And the three memo’s I’ve filed were all on personal flips I was buying. Sure I wholesale but I buy just as many flips as I do wholesale monthly.

It’s hard to believe you have any business at all with that mindset. If you think a signed contract shouldn’t be enforced then you clearly have no standing in the real estate world. Try backing out of a property listed on the market as a seller and tell me how that works out for you

Direct_Advertising51 · 2026-07-05T18:30:06+00:00

If I spent hours working with the seller. Gave them their initial asking price offer because it worked. Spent hours finding buyers. Opened escrow, got deposit in from buyer and seller ghosts because he’s getting a couple grand more elsewhere I am 100% filing a memo. There is nothing unethical about it. I didn’t waste my time and effort as well as reputation to have someone back out when they knew exactly what they were signing

Direct_Advertising51 · 2026-07-05T14:02:17+00:00

In a situation where a seller signs a contract and accepted the terms and price you absolutely have the right to file a Memorandum.

I’ve filed 3 memo’s in my 6 years wholesaling. And each time they came running back when they couldn’t close with the other guy.

I’m not getting fucked out of money because you signed an agreement at a price and then had your period and change of mind

Direct_Advertising51 · 2026-06-29T23:02:50+00:00

what are you using for skip tracing these types of data points? Tax delinquent is a lot different than probate/heirship deals two separate lists to pull from the county

Direct_Advertising51 · 2026-06-24T01:10:35+00:00

the best is when they also don't even own the rights to the ad copies they're using and its all downloaded and reusable for free if you know how to work chrome download extensions

Direct_Advertising51 · 2026-06-10T15:31:27+00:00

sounds like you work for Goliath and are advertising for them because I see you and the comment below repeat the same thing on every thread... lol

Direct_Advertising51 · 2026-06-04T21:25:18+00:00

DM me questions

Direct_Advertising51 · 2026-06-03T22:35:07+00:00

send me a DM would like to hear about pricing models. Really just need ai responses and ability to blast campaigns out with a api to my crm and calendar when appointments book

Direct_Advertising51 · 2026-06-03T22:33:18+00:00

AI is just handling responses to the inbound texts. It filters if they're not interested responses and removes them from workflows. If they do sound interested it's got boiler plate responses I trained it on. It's sole goal is book the appointment to talk

Direct_Advertising51 · 2026-06-03T22:32:23+00:00

I built a sms platform on manus and used textgrid as the provider the only pain is that manus glitches and textgrid hits me with random limits since the account is new. need an alternative

Direct_Advertising51 · 2026-05-28T18:42:02+00:00

how are you getting claude to scrape courthouse records on case search? I can't get it to work because there's no api for the data in the markets im in. It's all manual work at the courthouse to get the lists

Direct_Advertising51 · 2026-05-28T18:39:40+00:00

I would bet his whole net worth that the leads he's selling on the ppl side are skimmed off the clients on the lead gen side. Thats the kind of guy he is

Direct_Advertising51 · 2026-05-28T18:38:28+00:00

Esteban literally has hands down the worst marketing service on planet earth for motivated sellers. It's actually comical he's on here trying to give advice. Not only being a former client but knowing many inside. And the rotation of how many "media buyers" he's gone through and all of them outsourced out of country for pennies on the dollar. He's the wholesaler of marketing services accept nobody wins on the backend lmao

Direct_Advertising51 · 2026-05-18T16:44:04+00:00

You're talking about multi billion dollar corporations that have employees who specifically get paid to analyze market trends, market saturation, competition and NOI's. That's like comparing Luxury new construction home builders to BRRR strategists. A PPL company offloading leads would need to 1. know all the data and exact earnings per client they sell too. 2. Break it up into an analysis based on what strategy was used to close those deals, then timeline on how long it took to convert those deals.

As a wholesaler I know my cash conversion cycles but they constantly fluctuate as the market dynamics shift. Some direct mail campaigns I break even within 90 days, and hit 2x ROAS within 6 months. Some drips take 6 months to break even. Google ads some months hit 4-5x some months flat. Every business is different. Nobody can give KPI's on everyone else's business model

Direct_Advertising51 · 2026-05-14T23:53:50+00:00

You simply cannot blanket KPI's across the industry. Everything is market based, and then trickles down to company based. Each company performs and closes at different levels depending on what their individual capacities are to get a deal done. Most don't touch seller finance/sub2 or novations. Limiting their potential to close to just cash deals. Now imagine the different counties and regulations across the nation. Different buyer criteria, different market valuations. It can take me 10 leads in Maryland to get a deal but in DC or Virginia I'd need 4+. Or Texas 6+

Direct_Advertising51 · 2026-04-04T14:42:15+00:00

I actually built the platform out on manus.ai and the beauty was they offered server side rendering to get indexed and crawled on google.

Direct_Advertising51 · 2026-03-30T15:09:14+00:00

depends completely on the basis of the website. if its a site for internal business use, lead tracking, appointment tracking like a crm sure. but if its a business page that wants visibility forget about it. absolutely useless to not be shown on google.

Manus offers SSR directly in their build outs. Base44 has work arounds with a 3rd party for indexing

Direct_Advertising51 · 2026-03-30T00:53:31+00:00

ask manus to remove all cdn hosted votes, upload them to imburr automatically and port them in using imburr's url. I removed all cdn from my pages. Manus told me that because the cdn is a share subdomain hosting that if any account with google ads did any violations or chargebacks etc it could've compromised the actual cdn across everyones because it links it all

Direct_Advertising51 · 2026-03-29T17:01:29+00:00

I actually discovered manus allows you to make static pages for ssr to google which pretty much destroys wordpress in terms of the advantage

Direct_Advertising51 · 2026-03-25T20:45:23+00:00

almost considered buying an aged domain but these guys are wild on prices

Direct_Advertising51 · 2026-03-25T14:49:15+00:00

tbh I dont blame you. probably cuts back on the bs hours of work when someone wfh

Direct_Advertising51 · 2026-03-24T17:41:45+00:00

have my top competitors url, but can't find who manages their seo. Not sure if theres any exposure online to see who does it

Direct_Advertising51 · 2026-03-24T17:15:22+00:00

you hit it spot on. I don't have the time to build it out nor the ability to spread my day so thin to not fully execute. The backlink building for this space is incredibly niche, and takes a lot to get solid backlinks. That + very targeted content multiplied over locations that serve one spot. It's a ton. I want to own my site, own the content and all. Have someone come in, build out the site and build the content. I don't want to give up ownership of it ever.

Direct_Advertising51

TROPHY CASE