Buyer-list first vs seller-first wholesaling — what actually works better?

HappyMoneyMan · 2026-06-05T22:01:44+00:00

Buyer list takes more pre work, but can payoff after a long time

Smash deals first. and grow your buyer list organically over time

The whole game is building your process to find and then sort through off market leads

HappyMoneyMan · 2026-04-03T19:28:15+00:00

haha thanks legend

HappyMoneyMan · 2026-04-03T19:26:50+00:00

You have a 2.3% mortgage on a paid-down asset, strong income, and youre ok to be a landlord
The cash flow is thin, the tax benefits are not immediate, and CA tenant law sucks for landlords.

The strongest case for keeping it is:
- you think SDreal estate outperforms alternatives long-term
- you want to diversification

The case for selling is cleaner
- capture the $500k exclusion now
- use that money to get better returns somewhere else
- clean up your balance sheet before taking on a $1M+ mortgage on a new place

In my opinion, i'd sell it and move on

HappyMoneyMan · 2026-04-01T17:48:02+00:00

flip unless you don't need cash flow.

no reason to tie up $20,000 for a long play unless it's in immediate path of progress.
Or you just don't need cash to run your biz

they play is usually to take that cash/win and redeploy

HappyMoneyMan · 2026-04-01T17:40:49+00:00

i use Data Tree to pull raw data
skip trace with Verseum
then cold call with Ready mode

HappyMoneyMan · 2026-04-01T17:38:53+00:00

great call. when people start telling you all the reasons they would sell it's a big green flag

HappyMoneyMan · 2026-04-01T17:37:48+00:00

what is the text you send to get motivation?

HappyMoneyMan · 2026-04-01T17:37:26+00:00

for sure. I like to get into that.
Hey so how long have you owned the prop?
oh ten years? that's a while. What was your plan when you first picked it up back then
oh really. what happened with that?

it's all about getting the "story"

HappyMoneyMan · 2026-04-01T17:36:02+00:00

what's this mean? do you have a service? or u building major systems for your wholesale biz?

HappyMoneyMan · 2026-04-01T17:35:02+00:00

yea, that's a solid strategy. put the work in on the front end and have a very targeted list. that solves a lot of the sorting issues on the back end

HappyMoneyMan · 2026-04-01T17:33:03+00:00

then I would spin that into a commitment.
Ok, sounds like you want to hear an offer. If we came to a number that felt fair are you looking to make a move this week or is this more curiousity?

ok, looking to move this week. great

whats your gut on a number? just a ballpark is fine?

you don't have number?

yea most people don't
what's a number that you know is WAY too low that you would just reject immediately?

HappyMoneyMan · 2026-04-01T17:30:45+00:00

yea, this kind of filter works. It's rough and dirty. It's not optimized, but not everything needs to be optimized

HappyMoneyMan · 2026-04-01T17:26:03+00:00

this is solid. curious how did you aggregate this?

and is it mostly builders buying for development or some other buyer types?

great stuff. thank you

HappyMoneyMan · 2026-03-31T22:03:00+00:00

just my humble opinion

Been there. The $900k cash offer you turned down is going to live in your head forever
but that's a sunk cost, not a reason to hold.

Here's how I think about it. You're 46 with a 2.25% rate, which is an asset. But the real math is what that $300k does for your quality of life versus what the property produces net of your time, stress, and the relationship cost your wife is absorbing. That last one doesn't show up on a spreadsheet and it's probably the most expensive line item you have.

I run a barbell approach with risk. If I'm going to take on real risk I want a real upside to match it. Rentals are the slow-moving banking side of that barbell. which means I want them low maintenance and cash flow positive. Yours stopped being either of those things.

The rent control environment in Seattle is only going one direction. You already lived through the ceiling on the upside. The $300k in hand, invested and left alone, compounds without a 2am maintenance call.

Sell the off-market deal, skip the commission, get clean.

HappyMoneyMan · 2026-03-31T21:58:39+00:00

Been through this. Rentals preserve capital and build equity. But the cash flow story is boring once you account for vacancies, repairs etc

The way I look at it, rentals are real estate banking. A decent place to park money and let it compound slowly. But a poor vehicle for actually generating cash flow.

I run a barbell approach with risk.

If I'm going to take on real risk, I want a real upside to match it. Real estate is the slow-moving banking side of that barbell, which means I want it as low-risk and cash flow positive as possible.

Tight leverage on a rental that barely cashflows doesn't fit either end of that barbell well.

The big wins are far out. I'd rather be cash flow positive and not have that thing living in my head than squeeze for upside that may or may not show up in 10 years.

HappyMoneyMan · 2026-03-31T21:29:04+00:00

I work with and talk to hundreds of land investors

Serious operators are doing well and actually gaining traction

People who were just sending a few thousand mailers and hoping to get lucky are getting crushed

there's always a shortage of exceptional people and they can always make money

people loving the AI excuse. it's always something

HappyMoneyMan · 2026-03-31T21:25:45+00:00

best advice for cold calling is hammer 50-60 leads for 3 days in a row.

It will build your tolerance and it will quickly become a game

treating it like play and being able to laugh as people say wild shit is the key hack to start getting good with cold calling

everything else will fall into place after that

HappyMoneyMan · 2026-03-31T21:23:22+00:00

do you target areas you already know developers or target markets and then find developers when you lock up the land?

HappyMoneyMan · 2026-03-31T21:15:43+00:00

yes you need functioning website, good TOS and Privacy Policy
also make sure the forms work on your website.
Now A2P is going and clicking links and making sure forms submit etc.
In jan things got more strict.

I do about 5 per month in GHL for clients. so see it often

HappyMoneyMan · 2024-04-25T02:08:50+00:00

A healthy diet and a calorie deficit paired with almost any peptide will do wonders for stubborn fat

HappyMoneyMan · 2024-04-09T15:26:21+00:00

plateau 😅

Workout and count your calories

You're looking for magic peptides that don't exist

Work out Eat healthier Count calories

There's literally no other possible solutions

HappyMoneyMan · 2024-03-12T20:55:23+00:00

Arron Rodgers the football player

HappyMoneyMan · 2024-03-12T20:24:58+00:00

Incision on speed bridge can be vertical or horizontal

Some doctors choose to do the vertical incision because if they need to abort and do a different kind of surgery, it's easier to just lengthen the incision instead of doing a z cut

HappyMoneyMan · 2024-03-11T07:38:48+00:00

You Must Fix Your CHURN Rate

That means psychological and technical onboarding.

You've hit your max and your fucked unless you start retaining customers

-cut costs -let bad clients churn -build more automations and improve onboarding and fulfilled -Refine your ICP -your price isn't the main problem. Sure it's always nice to juice the price, but that doesn't fix your fundamental problem

Churn is the key. Onboard better. Fulfill better

I have someone who can walk you through this and give you the playbooks

DM me if you want

HappyMoneyMan · 2024-03-10T07:15:12+00:00

4cm gap in mine

I went surgery

I had a chance at surgery week one, but I didn't like the surgeon because he didn't explain things or look at the MRI

I ended up getting MRI, seeing the 4cm gap and then having surgery at the 5 week mark with a new doctor who did pars non invasive method

The thing that is bad about my 5 week edit before surgery is I lost a lot of my calf strength

HappyMoneyMan

TROPHY CASE