What's Working for Wholesaling in Dallas Right Now?

Question

Hey everyone — wanted to start a discussion and get some insight from other wholesalers in the DFW/Texas market. Quick background: I'm Mark with PipHouse LLC in Dallas. We've been focused on pre-foreclosure, probate, tax delinquent, and absentee owner lists using RVM campaigns. Q1 was solid but we're always looking to sharpen our approach heading into Q2. A few things working well for us right now in Dallas: Probate leads are converting well — just days to close can be lengthy - Re-engaging Q1 follow-up leads has been more productive than buying fresh lists Curious what's working for others in DFW or similar markets: - What lead sources are generating your best motivated seller conversations right now? - Are you seeing RVM response rates drop or holding steady? - Any creative strategies you're using for follow-up that are converting better? Drop your thoughts below — happy to share more about what we're doing in Dallas if helpful. Always looking to connect with other serious operators in Texas. — Mark | PipHouse LLC | Dallas, TX

Izaiah Barba · Answer

For Texas, we’ve been getting a bunch of leads that are either on the market or where the sellers don’t have much equity in their properties.

So, to be able to monetize these leads, we’ve been exploring more creative options.

The two main solutions we’ve been suggesting are, if the property is on the market, telling the seller to reduce the price with their realtor to see if that generates any traction.

Alternatively, if they have an attractive loan in place with a low interest rate and their monthly payment is around market rent, you may be able to work backward and create a deal through a creative structure.

Olivia Parker · Answer

Re-engaging Q1 leads beating fresh lists tracks with what a lot of people say. One thing worth testing: re-trace the old list before the second pass, since phone numbers go stale fast on probate and absentee owners. Are you running a fresh skip on those first, or reusing the original numbers?

Corbin Hicks · Answer

please add me to your list of buyers - 214-529-0711. corbinhicksrealestate on social media

Joshua Whitaker · Answer

Mark, I appreciate that

I’ve heard good things about RE Simpli, especially on the drip side. Having that follow-up structured is huge, especially when most of the conversions are coming from timing rather than the initial contact.

On my end it’s been a mix. Some structured follow-up, but also a lot of manual prioritization based on what we’re seeing at the property level. That’s actually where most of my focus has been lately figuring out which leads are actually worth pushing to the top instead of just working through everything evenly.

The challenge I keep running into is less about getting leads and more about organizing them in a way that makes it obvious who’s actually moving toward a decision vs who just needs long-term follow-up.

That’s actually part of what led me to start building something around this. Trying to structure deal flow and lead prioritization a bit better on the front end.

Sounds like you’re already seeing that with the Q1 follow-up.

Are you segmenting your follow-ups at all based on lead type (probate vs tax vs absentee), or mostly running everything through the same cadence?

I’m based in Houston but always open to connecting with other Texas operators.

J Castro · Answer

Hey @Mark Anthony, welcome to BP! Great insights, and thanks for sharing!

From a financing perspective, having a reliable lender in your corner can really accelerate deals once you get them under contract. At JCREIG Capital Funding, we work with investors in these markets on:

• Fix & Flip / Short-Term Rehab loans
• DSCR refinance once the property is stabilized
• Quick turn funding for off-market acquisitions

Fix & Flip / Short-Term Rehab loans

DSCR refinance once the property is stabilized

Quick turn funding for off-market acquisitions

If you want, we can connect and I can show how our programs can help you close these motivated seller deals faster and more efficiently — keeping your pipeline moving and your deals on track.

Joshua Whitaker · Answer

Mark, I appreciate you sharing this always good to see what’s actually working in the Texas markets.

I’ve seen something similar on the Houston/SETX side with probate and follow-up lists. The initial lead source seems to matter less than how well the follow-up is structured and timed. A lot of the conversations that end up converting weren’t “new” leads, they were situations that just needed more time.

On the RVM side, I’ve heard mixed feedback. Some are still getting traction, but overall response quality seems to depend heavily on list quality and how recently the data has been refreshed. The broader trend I’ve noticed is that it’s getting harder to rely on any single channel consistently.

One thing that’s been standing out more is layering signals combining things like ownership duration, distress indicators, and recent activity (or lack of activity) to prioritize who to spend time on instead of just working through a flat list.

Also agree with you on follow-up, the operators that seem to be doing the best are the ones treating it like a long-term pipeline rather than a one-touch campaign.

Curious on your side, are you tracking follow-up cadence in any kind of system, or mostly managing it manually?

I’m based in Houston but always open to connecting with other Texas operators.

Mark Anthony · Answer

Hey Joshua, thank you for input! That definitely makes sense, our thought process was to use Q1 as a testing period for RVM's specifically. But, i can see how it can get harder to rely on a single marketing channel. We definitely want to add another marketing source for Q2 and increase our JV deal volume as well.

As for our follow up's, yes we are currently using RE Simpli for our CRM. We switched podio to RE last July and absolutely love it! They allow us to set up drips which make following up with leads much more convenient and help us not have leads fall through the cracks as much!

How about yourself?

What's Working for Wholesaling in Dallas Right Now?

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