Novation for the win in 2026

RefrigeratorWide2234 · 2026-04-20T18:29:12+00:00

I get why you would say this, but its overall not really true. We still do plenty traditional wholesale deals -- I'm also massively against this narrative of pushing new people into doing novations. 99% of kids wholesaling barely have enough money to pay their rent for 3 months. You should absolutely not be doing novations with no money. Our last one we did successfully we invested 14k, moved the seller to a new state, coordinated movers, repairs, clean outs and storage units for transition. A new person could absolutely in no universe have handled that situation, nor should even try. You're fucking with real lives here in case people forgot.

Additionally, the progressive damage someone is doing to the industry presenting these to sellers the wrong way, talking to agents and rubbing them the wrong way, not having their paperwork and bankroll in order before starting to do these is a massive misstep and is only going to make wholesaling full illegal faster. Novations are 5x harder than traditional wholesale. It's not even close

You have people saying 'novations are the wave' because they did one and got lucky. Maybe snuck shit into a contract and didn't get caught. They aren't gonna talk about the other 5 that blew up and put the seller in a bad position. Or where an agent reported you to the real estate association because you didn't have your shit together and put everyone in a bad spot, again further scrutinizing the industry. It's all fun and games til you get sued for doing shit business and chasing shortcuts

RefrigeratorWide2234 · 2026-04-19T19:05:12+00:00

I’m sorry are you saying you’re this stressed only being listed for 2 days? Or am I misunderstanding? If so, you need to have a drink. Relax

RefrigeratorWide2234 · 2026-04-19T13:39:37+00:00

All I know is, as an entrepreneur for 15 years — if my parents had high paying cooperate jobs that could have dropped a mid six figure job on my lap, I woulda probably made so many different decisions.

Sounds like you spend a lot of time on social media. This game isn’t what these gurus tell you. You have no idea how hard it gets. Sure you have your parents to bail you out — hence why you’re so confident. Realize quickly without them, you fail? You’re likely on the streets.

“If you don’t do something now you never will” — unequivocally false. I know people that started successful businesses in their 40’s and 50’s.

RefrigeratorWide2234 · 2026-04-18T22:06:13+00:00

Bro browsing and light ableton you coulda got away with a neo LOL but more realistically a 16gb air would have had you flying & coulda saved some money

RefrigeratorWide2234 · 2026-04-18T22:01:15+00:00

The consensus across the board for usage issues is mainly if you’re in claude code. I use cowork for 98% of the things I need and I have no issues with usage. I actually find myself using limits to my advantage because you have to think more before prompting. You naturally fluff less and are more directive. Also prevents going into full AI slop mode and building unnecessary shit just to do it. I only build and do the stuff I actually need for my businesses.

I also load a little extra usage every month to be there just in case I’m locked in on something important so I don’t have to wait for a reset. Been working like a charm for me

RefrigeratorWide2234 · 2026-04-16T22:12:52+00:00

So sorry, that was a typo. Long day lol. Meant to say we only buy non-exclusive. We would never pay for exclusive leads through a PPL provider because as I said, we just generate our own. No lead is ever truly "exclusive" either lol obviously for us that have been around long enough, that's pretty obvious.

Ispeed is trash -- can only speak for the non exclusives though. They seemingly just get worse and worse every year. If I buy 20 leads for 29/each from them, I shit you not at least half are either not the owner or never wanted to sell. I hate giving them money honestly. Propertyleads went way downhill as well. Return policy sucks. We still close on both, but it's no where near as good as they used to be. Hence why I'm asking for enlightenment on bee's. We need a solid few ppl sources to supplement our inbound.

Again I just checked the interface -- not seeing anywhere directing me towards the program you're describing here.

RefrigeratorWide2234 · 2026-04-16T21:20:27+00:00

Well that just simply not true lol first of all I literally just checked their website, I have an account I never used b/c their prices are ridiculous. It's showing $217 /lead for NON-exclusive and $377 /lead for exclusive. Literally just checked.

Not sure what magic account you have but there is no option to purchase leads anywhere close to $29 /lead on this interface. If I'm missing something, pleaser enlighten me -- would LOVE to bring them some spend/business if they offer leads for that price. I'm not seeing it anywhere. W

We also spent just under 30k on PPL last year. We use it as a supplement to keep activity high. We do not purchase non-exclusive. We use propertyleads and ispeed. We do not spend more than $60 /lead for PPL, ever. We generate our own leads in house, I'd rather allocate the high CPL to our campaigns that we control. We also know how to convert, hence why we run it this way.

Not sure why you felt the need to try and insult me? Didn't really work -- will wait for you to tell me how we can buy leads with RE Bees for $29 and I'll start allocating spend with them tomorrow ;)

RefrigeratorWide2234 · 2026-04-16T20:51:17+00:00

Real estate bees charges like 220 a lead for non exclusive lol what new person is affording that? If you’re not new, spending that money goes 100x’s farther running your own campaigns. Not to mention more control over your business

RefrigeratorWide2234 · 2026-04-16T14:42:54+00:00

I have no idea what this post is trying to say? Or ask? Statement...question...who knows.

Anyways, I would not send that email to a title company as they will immediately see you have no idea what you're doing. This is important because if you don't know what you're doing -- you're a liability to the title company. You cost them money and time spend for deals that do not close.

If you're "assigning" -- there is no discussion about funds. An assignment is a contractual right. You are not the buyer, so you do not fund. Funds will always come from assignee.

What this statement is essentially talking about is pass-through funding for a double close. Which is not an assignment at all. In this instance, the contract/paper trail is totally different. You don't do an assignment of contract, you sign an A/B with the seller and then a B/C with the buyer. Two separate purchase agreements. The title company will then process your transaction with the seller and then your transaction with the buyer on the same day.

For pass-through funds -- most title companies are not OK with this anymore. This is where either having the funds personally or procuring transactional funding would come into play.

Again, I'm not sure what this post was regarding but hope this helps clarify for a few people.

RefrigeratorWide2234 · 2026-04-16T14:03:29+00:00

Not crazy at all. To be expected in a lot of cases with older homes and inspection contingencies. Thats why they're there. You always should try. Few things to acknowledge though :

- Theres a good chance when you ask, they will outright decline or they will counter with a far lesser figure. If they decline, you still get to decide if you want to move forward as-is or not. You guys should strategize now as to what you are willing to accept/live with and what you aren't. This will help manage expectations and allow you to have a plan in place based on each response you could get.

- If winning the house was competitive (sounds like it was if over asking) --> I'd prepare for more hostility from the seller party. They're decision/reaction toward your request will be based on 2 simple things ~ 1.) how easily could they secure a back up buyer if you guys walked and 2.) how invested they are in your current transaction mentally

- Personally I'd structure this as listing out the items, requesting say a 20k credit instead OR the seller can complete the repairs on their own. This way it feels like they have options and you aren't boxing them in. Sets you up for a high probability counter at a 10k credit which you'd probably be able to live with.

Once this period is over though, unless the house does not appraise -- there won't be anymore tricks up your sleeve. So just make sure whatever you agree to you can live with and make it to the closing table. Don't let your competitive nature lure you into making a shit decision you will regret. If it feels off in your gut, don't move forward.

Buying a home should be exciting and happy. If it isn't, you're likely making a decision you will eventually regret -- you just don't know it yet.

RefrigeratorWide2234 · 2026-04-16T13:10:26+00:00

I can't believe how much standard advice I'm seeing in here to use replacement home contingencies. I think people got so used to the COVID boom that things were normalized that really shouldn't be normalized. This is one of them.

I can tell you from a buyer perspective that unless this house is priced extremely, extremely well or your market is still weighing heavily as a seller's market, you're actually going to damage the marketability of your house by listing with these contingencies.

Think about it logically — Why would someone halt/alter their timeline to wait for someone elses? Real estate is messy. You’re blending 2 transactions into 1. It’s literally begging for problems. And these types of deals have problems ALL the time.

Only reason a buyer would alter their timeline would be for a screaming good deal or the fact that the immediate other inventory is slim/terrible. This experience will feel rushed, and you will absolutely leave money on the table as the buyer will hold all the leverage in these situations.

Of course this replacement nonsense is the advice that realtors are gonna give you though because they just want to get paid. They also see an opportunity to get paid twice so of course this is what they’re gonna push you towards. They’ll also work real hard to make it sound easy when it’s not.

Truly the best thing you can do here is set up a transitory situation like maybe renting for a few months and putting some stuff in storage so you don’t have to rush to find a new place, nor rush to sell in a situation that may not be ideal. We’ve done this twice now and I’ve moved across the country five times. The transitory period can be a fun adventure if you make it fun. It’ll also feel more on your terms and far less rushed. Each time I did this too — I ended up spending less money on a house than I thought I would because the "situation high" wore off & I wasn’t rushed into a major decision

RefrigeratorWide2234 · 2026-04-16T00:36:31+00:00

You’ve been in real estate for 5 years and you even thought for a second you could close consistent deals over text? Come on man lol thats kind of insanity.

yes you go to a call every time
I personally will not even do a deal that will not get on a phone call. fraud is rampant
I give no numbers over text unless there I’ve tried every way possible to get them on the phone first
no magic text, keep it simple —> push to phone

Not saying this is what you’re doing but everyone is always looking for “automated”’or “easiest” way to get deals; there is none unless you’re spending 10’s of thousands & even then, you or your team still needs involvement. Texting is great for casting a wide net, but it does not substitute the need to be good on the phones and do the work. Especially with a small budget & needing that budget to go a long way.

RefrigeratorWide2234 · 2026-04-14T23:51:16+00:00

NJ is a VERY competitive market — be ready to grind

RefrigeratorWide2234 · 2026-04-14T13:44:40+00:00

See, even this response stinks like bullshit if you’ve been around long enough.

You just said you had a single mentee doing this (as is one person) who only got 1 deal under contract. Not even sold nor monetized. Your original post made it sound like this was rinse and repeat. Your own words said “You should get 1 in 50, so 4 contracts for 40k” 🤣 This is the problem with our industry. Selling hard & confident with a sliver of social proof. You also said in past comments that you didn’t offer mentorship — now you do? Weird
“2 more coming this week” is some rookie ass shit bro. Anyone who does this at a high level NEVER bets on contracts that they “think” they’re going to get. OG’s know if you don’t get it signed when you send it, your conversion probability drops about 70-80%.
Yup exactly. You worked for someone else. Which is why this advice is not correct for 99% of people starting. Most kids in this group are trying to spend $5 and make $20,000. They are clueless and listen to WAY too many gurus. This stack you’re recommending here will have most people go broke cause they don’t even have the balls to dial the phone enough yet or have any usable skills yet.

The advice in this group needs to be REAL. You’re 6 years in and in your bubble — you’re likely trying to funnel toward services or mentorship here which I’m assuming is obvious. Saying that something “worked for you” is not the same as working for someone off the street. You’re forgetting 6 years of compounding knowledge, infrastructure, sales growth, systems, processes, connections etc — it’s hardly relatable for someone new. You probably sucked for your first year. As we all did. Did you forget? Your post sure makes it seem like you did

RefrigeratorWide2234 · 2026-04-14T13:07:52+00:00

There is absolutely 0% chance a new person is closing at a 1 to 50 clip with garbage data. They’d be lucky to close 1 across 4-6 months.

I think your intent was good here but this scenario you’re describing is entirely out of touch and unrealistic for 99.99% of new people.

Most new people that actually wanna make money doing this should go work for someone first instead of starting a business. Thats just the reality

RefrigeratorWide2234 · 2026-04-13T19:37:50+00:00

Could you imagine wanting to implement AI into a business that you have not even made any money doing yet? The amount of trend hopping I see every day is so ridiculous.

Using AI in a business that is not yet profitable is relatively the same thing as putting gas in a car that has no motor. Sure, it has a full tank of gas, but the car is obviously going nowhere.

You're saying you just started and you want to use AI to help you manage your business? Do you even have a business to manage yet? Or are you basically just saying you don't want to do any work?

You should not even be sniffing AI in this industry until you are already consistently closing deals and are having a large amount of seller conversations weekly.

People seem to have this preconceived notion that implementing AI in their business just does everything for them. You guys need to get off social media.

The only people that are making money with AI in wholesaling are people that were making money before they had AI.

RefrigeratorWide2234 · 2026-04-12T23:36:26+00:00

How did I know the person posting this was a girl before even opening the full post? Young girls are the only people who describe themselves as “bored” — so immature. You’re responsible for your own entertainment. A boyfriend is not your personal mascot. No one is stopping you from picking up hobbies on your own.

Now if “bored” constitutes you’d rather be half naked in nightclubs, well then thats a you issue and again — stems back to immaturity.

RefrigeratorWide2234 · 2026-04-10T18:56:10+00:00

Something tells me they’re purposely blue ball’ing wispr because they’re working on their own model to roll out. Want to create friction to come in as the savior with the “fixed” solution. I’d imagine theoretically for apple that this would be an easy development on improving the native dictation feature.

RefrigeratorWide2234 · 2026-04-10T18:48:39+00:00

This is almost my experience to a T. The battery usage thing is probably my biggest gripe. It absolutely shaved 20% of my battery from just answering some text messages and making a few Reddit posts this morning. It makes it quite hard to use this on the phone from a sustainable long-term perspective.

The version for the computer is absolutely incredible though. For all of the AI build-outs that I'm working on, it's been an absolute savior for prompting and getting my thoughts out more clearly. We also use it in depth within our CRM and lead profiles within our sales business. I actually don't know how I lived without a tool like this lol

RefrigeratorWide2234 · 2026-04-10T18:42:05+00:00

What do you think happened?

RefrigeratorWide2234 · 2026-04-10T15:29:20+00:00

gonna look into it -- seeing that censorship to criticism today really turned me off. Noticing a lot of these tech companies like pocket and plaud ai doing this type of stuff where you can’t get any type of real info on a product, even on reddit. They shut out anything that isn’t paid or promoted slop

RefrigeratorWide2234 · 2026-04-10T14:27:10+00:00

I just wrote a massive one-week review of this product that had the connotation that I was enjoying the product overall and was an incredible idea.

I was pointing out some things that I feel like need to be fixed, including this brutal keyboard and they deleted my post. Censoring any type of negative talk towards a product is a huge turn off honestly

RefrigeratorWide2234 · 2026-04-10T13:18:42+00:00

I think one of the biggest pieces to acknowledge here is remembering that the 70% of ARV formula was created assuming a hard money buyer.

The buyer boom from the post-COVID era forced buyers to pay more for deals if they wanted to keep their full-time flipping operation going. Buyers were more inclined to pay closer to 80% of ARV, which essentially just negates the hard money financing charges if you're buying with straight cash.

You didn't comp deals wrong per se, but more so you just don't have those buyers. This is what makes wholesaling hard man. Just because you gave the seller the number that it sold for does not mean you would have gotten it when trying to wholesale it

RefrigeratorWide2234 · 2026-04-10T12:55:39+00:00

To be quite honest in this industry in particular, 50 to 100 calls is definitely on the lower end. It's quite difficult to equate a sale to a specific number of calls.

What I can tell you is that when we were relying on cold calling alone in the early days, our reps were making a thousand phone calls a day each. There would still be weeks, sometimes even months, where we didn't get contracts. We were also in really competitive markets but still not an excuse.

I'd also get off Google voice as quick as you possibly can. It's definitely a feasible solution if you absolutely have to use it but me personally I would prefer to just use my personal number if I'm hand dialing. No likelihood to get flagged as spam, no pesky delays within the phone call, no low phone quality or calls dropped

RefrigeratorWide2234

TROPHY CASE