Video summary

How I’d Build a 1-Person Wholesale Business to $25K/Month in 2026

Main summary

Key takeaways

Business

Business goal & positioning

  • Build a solo wholesaling real estate operation targeting $25,000/month in 2026.
  • Explicit framing: “1-person, no team, no VAs.”
  • Core belief: wholesaling success is a repeatable execution machine, not a complex strategy—“lists in, leads out” → lead money.

Operating model / “machine” (3-part playbook)

The process is repeatedly reduced to three operational steps:

  1. Find motivated sellers (from targeted “government”/distressed lists)
  2. Write the contract
  3. Sell the contract

Framework (implied by repeated language):

  • Lists (in) → Calls/Texting/Outreach (time) → Leads (out) → Closing margins / assignment revenue

Marketing framing:

  • “Marketing is 80–90% of wholesaling.”
  • Treated less like branding and more like time spent calling/texting (including “reverse for dollars” style outreach).

Target markets & list strategy (qualification rules)

“Good wholesaling market” criteria (county-level)

  • County population > 100,000
  • Median home price < $500,000 (Zillow)

Priority list hierarchy (distressed sources)

Presented as an “actionable hierarchy” to target first:

  1. Probates
  2. Tax liens / tax delinquencies
  3. Code violations
  4. Pre-foreclosures
  5. Water shut-offs
  6. Fire-damaged properties
  7. Evictions / leans

Notes:

  • “Just leads in general” is mentioned as an umbrella, but the emphasis is that the real work comes from the above list types.

Time & activity KPIs (hours-per-week targets)

Approximate weekly outbound time requirements to reliably get a deal:

  • Probates: ~10 hours/week cold call (claimed: “on average” enough to get a deal)
  • Tax liens / tax delinquencies: ~15–25 hours
  • Code violations: ~30 hours
  • Pre-foreclosures: ~2,000 texts (positioned as texting-based, not cold calling)
  • Water shut-offs: ~12 hours (harder to access list, but “if you can get it, it’s Gucci”)
  • Fire damage properties: ~15 hours
  • Evictions / leans: ~25–40 hours

Additional stated notes:

  • 10 hours cold calling is described as “a lot” (2–3 days).
  • 25 hours may be close to a full week of effort.

Outreach mechanics & tools (execution tactics)

Skip tracing + data acquisition

Recommended skip-trace approach:

  • Use XLeads for skip tracing (“25,000 skip traces under $100” claimed).

Alternatives for no budget:

  • Google Voice (free)
  • TruePeopleSearch.com
  • “Cyber background checks” (mentioned)

Claimed workflow loop:

  • Call + Text + Skip trace

Text blasting / CRM stack (XLeads)

XLeads is positioned as covering:

  • Skip tracing
  • Texting/CRM
  • Optional “text blast” (speaker claims under a penny per text)

Cutting time / list pulling automation (Claude prompts)

A question is raised about reducing time pulling lists with Claude prompts.

Response emphasizes that the key isn’t only prompts—it’s:

  • Building a relationship with the utility department/data provider
  • Repeating the request monthly

Offer / pricing guidance (simple rule)

For early success (especially with no money):

  • “Write a contract for the lowest price you can.”

Offer calculation detail is referenced as part of the course, but the “start now” instruction is to avoid overthinking.

Lead-to-contract performance metrics (real examples)

One participant shared texting automation stats as a KPI review:

  • ~30,000 texts (previous month)
  • 2 “closest” leads (contracts sent / consideration leaders)
  • 2% opt-out (named explicitly)
  • Reported no signed contracts yet

Speaker’s interpretation:

  • Don’t just scale volume—improve list quality (government data focus) and keep texting with better list selection.
  • For that specific setup, the speaker suggests more government data would yield better results.

Concrete examples / case-style wins (motivation + proof)

The speaker highlights community/student deal examples:

  • “Chip” (Virginia):
    • $36,000 on one deal
    • Then $155,000 total
    • Framed as achievable with 12–15 hours/week
  • “Dwayne”:
    • $15,000 profit
    • Stated as being in the speaker’s market, implying use of the government/list approach

Personal deal examples (title-curative / probate adjacent):

  • Florida probate/title-curative scenario:
    • Seller wants $150,000
    • Property worth ~$300,000
    • Seller expects to put ~$50k into the house
    • Profit framed around $120k–$140k depending on negotiation/repairs
  • Another example:
    • Buying two land parcels
    • $2,000 + $2,000 all-in
    • Sell later for ~$90,000 (one parcel referenced as $45,000 sell target)

Title curative “ops” (high-level organizational tactics)

Although the main thrust is solo wholesaling, a parallel operation is described:

  • Platform/software + underwriting process (referred to as a “pump” / title-curative system)
  • Constraint:
    • Only Pump students can submit deals (needs underwriting + seller communication capability)

Scale targets (timeline-ish goals):

  • Close ~40–50 deals/month (near-term planning)
  • Expect reaching ~700, then possibly pause for 1–2 months to train infrastructure
  • Mentioned being at ~620 now
  • Possible pause if reaching ~1000 members (late-year)

Operational staffing:

  • Hiring 3 additional people next month for underwriting support (training + capacity planning)

Sales funnel / “JV & community” motion (light but specific)

  • Repeated recommendation: JV with many people to scale access to buyers and deals.
  • For learning:
    • Use the free course/community
    • Replicate results by using testimonials and DM students in their own markets.

Actionable recommendations (distilled)

  • Don’t overbuild tech or team.
    • Start with the 3-step wholesaling loop.
  • Choose the right markets
    • County >100k population
    • Median home price < $500k
  • Build a list-first marketing machine
    • Focus on government lists in priority order:
      • probates, tax-related, code violations, pre-foreclosures, water shutoffs, fire damage, evictions
  • Use time as the KPI
    • Aim for the stated weekly outbound hours/text volumes to generate deals
  • Skip tracing + outbound automation
    • Start with XLeads if possible; otherwise use free alternatives and manual processes
  • Use texting analytics to guide iteration
    • Don’t just increase volume—improve list quality and qualification

Presenters / sources mentioned

  • Zach (primary presenter)
  • Rick Gin / Flip with Rick (key teacher/source)
  • Howard (student/community success story)
  • Chip (community success story)
  • Dwayne (community success story)
  • Al Nicollet’s team (probate/title-curative lawyer referenced)
  • XLeads (software/service source)
  • TruePeopleSearch.com (skip-trace alternative)
  • Flip with Rick (channel mentioned)
  • Freedom of Information Act (FOIA) (referenced for utility list access)
  • Claude (AI tool mentioned for prompts)
  • Dealmachine (paid-list source mentioned)
  • Pump / Pump students (title-curative intake system referenced)

Original video