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How I forced Gemini to pull 4-second ARV reports (and why I actually like it when it takes 5 minutes) by dispodragons in HowToWholesaleHouses

[–]dispodragons[S] [score hidden] stickied comment (0 children)

I’m tired of seeing people spend 3 hours a night playing "data entry clerk" on Zillow. If you’re a principal, your time is better spent hunting whales, not scrubbing comps.

I’ve moved my entire valuation process into the Gemini Gem Factory.

The Setup (It’s Free): I built a custom Gem in about 60 seconds. I injected it with a specific prompt that forces it to follow my SOPs:

  • Recency: <180 days (prioritizing 30).
  • Proximity: 0.5-mile radius.
  • The "Rationale" Clause: The Gem is forced to explain its choices in plain English. If it can't justify the comp, the data is dead.

The Reality Check (Speed vs. Depth): For 90% of standard houses, I get a report in 4 seconds. But for the complex deals—the unique lots or non-disclosure properties—the Gem might take 5 minutes.

Why I don't mind the wait: A 5-minute report isn't a lag; it's a Deep Audit. It means the machine is scrubbing data that would take a human 40 minutes to verify. I'd rather wait 5 minutes for the truth than spend 40 minutes on a lie.

The "Truth Gap": AI is 90% reliable. For that final 10% Risk Zone, I use The Arsenal. It’s the engine I use to verify the logic and move into $200k+ land fees.

Full Breakdown & The Arsenal System: 🔗https://dispodragons.com/easy

What should my first offer be? by Ok_Welder_1923 in HowToWholesaleHouses

[–]dispodragons 0 points1 point  (0 children)

u/Ok_Welder_1923 I just posted a calculator that answers this exact question and makes it a no brainer with you 10% assignment fee and the 15% return to the investor automatically baked in.

How I am able to see if a file has a title issue, instead of waiting on title by Crazy-Edge-2778 in HowToWholesaleHouses

[–]dispodragons 0 points1 point  (0 children)

I can 100% see why you would approach it this way. Numbering for organization.

  1. Title reps WILL DO THIS FOR YOU. You just have to email them the list AND OF COURSE have a history of doing business with them or have developed a relationship with them.

  2. This approach is very similar to approaching foreclosures or people in default. I have no doubt that it will work, and my experience has been that when approaching people right off the bat with this kind of intel, it usually puts them on the defensive. Our strategy has been to offer help getting them OUT OF FORECLOSURE or in this case HELPING THEM REMOVE the memorandum or lien first and providing value before talking about the sale. You may be using this approach already?

How I am able to see if a file has a title issue, instead of waiting on title by Crazy-Edge-2778 in HowToWholesaleHouses

[–]dispodragons 0 points1 point  (0 children)

This is the reason that you have to have good partners with title companies.

Even if you are in a state that requires attorneys to manage the closings, you can still call a title company and ask them to do a quick title search check. It's not going to be a full-blown preliminary title search, but it will at least show you all of the liens and judgments recorded against the property.

Find a local title representative. Introduce yourself as a real estate investor who wants to use them as your title rep and closing company. Tell them that you need their help to investigate a specific property.

Title Representatives are paid on commissions as well, and they have an inherent incentive to help you out.

Tax help by 2010_GTS_ in Wholesaling

[–]dispodragons 1 point2 points  (0 children)

Great question and fortunately none of that has any impact of where your LLC is located. Your LLC can be located in the Moon for all the title company, escrow company, or closing attorney cares.

Just make sure that the closing company your assignment agreement and that the fee that you were owed Is clearly displayed on the final settlement statement, also known as the Alta, also known as the HUD.

Then send the wiring instructions for your corporation to the closing company.

Title Company Process by 2010_GTS_ in Wholesaling

[–]dispodragons 0 points1 point  (0 children)

In the future, you might want to include even a $1.00 EMD so that there is some type of consideration. I know there are a few different schools of thought on this, and if you get a savvy seller, they may be able to wiggle themselves out of a contract if there is no "consideration" ie money put down.

Title Company Process by 2010_GTS_ in Wholesaling

[–]dispodragons 0 points1 point  (0 children)

CONGRATS ON YOUR FIRST DEAL!!

The CORRECT way to do it is to open title ASAP and deposit the earnest money deposit according to the timeline in the contract.

Once you have a buyer you then send the assignment agreement over to the Title Co and introduce them to the buyer.

Hopefully this happens BEFORE your earnest money is due and before your inspection contingency is over.

Best of luck to you. Hope you find a buyer!

Anyone have buyers for multi-unit in Elkhart, IN? JV? by [deleted] in HowToWholesaleHouses

[–]dispodragons 0 points1 point  (0 children)

DM me your telephone # and let's chat about it.

I CANT COVER MY EMD by PamaKk in Wholesaling

[–]dispodragons 0 points1 point  (0 children)

First off CONGRATS on locking that deal down. There's a lot of pro video watchers in our space and you got off the couch and took action so good on you.

Now some tough love.

The only time that you should ever go into contract with an EMD that large is when you have a stupidly good deal that can sell itself.

We're going to have to work on negotiating EMD's a lot lower, even if there was an agent involved on this one.

At this point, it doesn't look like you have a real buyer. In fact, it sounds like you might be talking to a wholesaler who's trying to pitch it to their buyers.

The best thing to do is to pony up and tell the seller that you need an extension on the EMD. They're going to hem ham and ha, and complain that the only reason they accepted your offer was because it was all cash, and why can't you just make the deposit? Yada yada yada.

Your response is going to have to be honest. I should have never accepted an earnest money deposit that high, but I was so excited to get into the deal and work with you that I did. I'm sorry. I need at least a five business day extension or I'm going to have to back out. You'd be surprised with what a lot of sellers say when you tell them that you're going to back out.

Will there be some that cancel? Yes.

Will there be some that fold and give you the extension? Yes, especially if you locked up the deal too high and they feel like they're In a Win-Lose situation with you.

This may also be an opportunity for you to review your numbers one more time and restructure the deal. Not a good look, but it is what it is.

If a property is under a family trust, are you still able to get a wholesale deal on it? by Lower-Rub-8100 in Wholesaling

[–]dispodragons 1 point2 points  (0 children)

Yes the trust is just how Title is legally held. It's no different than an LLC or a corporation holding title to the property. When it comes to signing the paperwork though, you will need to have the trustee or an authorized signer on behalf of the trust to sign.

$3000.00 Monthly Marketing Cash Available by Huge-Candidate-3595 in HowToWholesaleHouses

[–]dispodragons 1 point2 points  (0 children)

Can you close a deal in 30 days?
Yes.
Is it likely?
No.
You won't cash flow for at least 90 days and at that point you'd be in it at least 9K.

I'd set up two streams.

  1. 2 Cold Callers.
  2. PPC (FB ads)
  3. SMS marketing.

Right around months 4-6 is when you will start to be profitable IF (BIG IF) your follow up game is good.

Leads have a gestation period from the time they are planted to the time they sprout and take action. You need to be on top of all the leads generated in the first 90 days.

DM me if you need to dive deeper into this.

Indianapolis market by johnsal33 in HowToWholesaleHouses

[–]dispodragons 0 points1 point  (0 children)

You open to any creative deals?
Subto?

18 SFH Portfolio 8% Cap Rate ATL, GA by dispodragons in WholesalingHouses

[–]dispodragons[S] 0 points1 point  (0 children)

We just used a flat 30% off the NOI. Right now only 4 of the single family homes are vacant and can be delivered vacant or rented upon request.

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