How I flip 10+ houses a year without going through wholesalers
Richard Helppie-SchmiederPro Member
Flipper/Rehabber · DFW · Member since 2020 · 374 posts · 208 votesHow I flip 10+ houses a year without going through wholesalers
Most Popular Reply
Jay HinrichsBusiness Member
Real Estate Consultant · Summerlin, NV · Member since 2014 · 45k+ posts · 66k+ votesQuote from @Richard Helppie-Schmieder:
Quote from @Dominic Mazzarella:
Quote from @Richard Helppie-Schmieder:
This year it the best yet. I am buying houses through real estate agents. Putting in around 100 contracts a month and closing on 1-2 of them after a 6-10 weeks sales cycle. Is anyone else doing this in other cities? What other free ways are flippers finding houses? It seems to yield better results in my market of DFW where big box wholesalers are selling to new investors at 90% ARV.
100 offers a month is serious volume. I’ve heard of a few people doing something similar, but not many pulling it off consistently. Sounds like you’ve got a solid system in place.
I'm mostly targeting off-market deals right now (mostly MHPs), but I've been wondering whether working the MLS at volume like this would yield better returns than fighting over scraps from wholesalers. Are you working with a VA or doing all the analysis and offer submission yourself?
Its mainly software based. Feel free to DM and I can share it with you, but ultimately coming off professionally yields conversations, and conversations yield contracts. Along with clean contract (high earnest, high option), I end up staying in touch with the agents so they reach out to me first before listing on MLS.
good work.. anytime you can circumvent the wholesalers its a HUGE win.. and well the the effort. Question is the agents are not writing the contracts right ? are you just sendingn them a contract you wrote and asking them to present it and letting the listing agent double end the deal ? Not many agents are going to write 100 contracts a month at least those type of contracts with all teh disclsoures and stuff
18 Replies
- Investor · Hendersonville, NC · Member since 2016 · 498 posts · 285 votes1y
Quote from @Richard Helppie-Schmieder:
This year it the best yet. I am buying houses through real estate agents. Putting in around 100 contracts a month and closing on 1-2 of them after a 6-10 weeks sales cycle. Is anyone else doing this in other cities? What other free ways are flippers finding houses? It seems to yield better results in my market of DFW where big box wholesalers are selling to new investors at 90% ARV.
100 offers a month is serious volume. I’ve heard of a few people doing something similar, but not many pulling it off consistently. Sounds like you’ve got a solid system in place.
I'm mostly targeting off-market deals right now (mostly MHPs), but I've been wondering whether working the MLS at volume like this would yield better returns than fighting over scraps from wholesalers. Are you working with a VA or doing all the analysis and offer submission yourself?
- Flipper/Rehabber · DFW · Member since 2020 · 374 posts · 208 votes1y
Quote from @Dominic Mazzarella:
Quote from @Richard Helppie-Schmieder:
This year it the best yet. I am buying houses through real estate agents. Putting in around 100 contracts a month and closing on 1-2 of them after a 6-10 weeks sales cycle. Is anyone else doing this in other cities? What other free ways are flippers finding houses? It seems to yield better results in my market of DFW where big box wholesalers are selling to new investors at 90% ARV.
100 offers a month is serious volume. I’ve heard of a few people doing something similar, but not many pulling it off consistently. Sounds like you’ve got a solid system in place.
I'm mostly targeting off-market deals right now (mostly MHPs), but I've been wondering whether working the MLS at volume like this would yield better returns than fighting over scraps from wholesalers. Are you working with a VA or doing all the analysis and offer submission yourself?
Its mainly software based. Feel free to DM and I can share it with you, but ultimately coming off professionally yields conversations, and conversations yield contracts. Along with clean contract (high earnest, high option), I end up staying in touch with the agents so they reach out to me first before listing on MLS.
- 1yJay HinrichsBusiness MemberReal Estate Consultant · Summerlin, NV · Member since 2014 · 45k+ posts · 66k+ votes
Quote from @Richard Helppie-Schmieder:
Quote from @Dominic Mazzarella:
Quote from @Richard Helppie-Schmieder:
This year it the best yet. I am buying houses through real estate agents. Putting in around 100 contracts a month and closing on 1-2 of them after a 6-10 weeks sales cycle. Is anyone else doing this in other cities? What other free ways are flippers finding houses? It seems to yield better results in my market of DFW where big box wholesalers are selling to new investors at 90% ARV.
100 offers a month is serious volume. I’ve heard of a few people doing something similar, but not many pulling it off consistently. Sounds like you’ve got a solid system in place.
I'm mostly targeting off-market deals right now (mostly MHPs), but I've been wondering whether working the MLS at volume like this would yield better returns than fighting over scraps from wholesalers. Are you working with a VA or doing all the analysis and offer submission yourself?
Its mainly software based. Feel free to DM and I can share it with you, but ultimately coming off professionally yields conversations, and conversations yield contracts. Along with clean contract (high earnest, high option), I end up staying in touch with the agents so they reach out to me first before listing on MLS.
good work.. anytime you can circumvent the wholesalers its a HUGE win.. and well the the effort. Question is the agents are not writing the contracts right ? are you just sendingn them a contract you wrote and asking them to present it and letting the listing agent double end the deal ? Not many agents are going to write 100 contracts a month at least those type of contracts with all teh disclsoures and stuff - Flipper/Rehabber · DFW · Member since 2020 · 374 posts · 208 votes1y
Quote from @Jay Hinrichs:
Quote from @Richard Helppie-Schmieder:
Quote from @Dominic Mazzarella:
Quote from @Richard Helppie-Schmieder:
This year it the best yet. I am buying houses through real estate agents. Putting in around 100 contracts a month and closing on 1-2 of them after a 6-10 weeks sales cycle. Is anyone else doing this in other cities? What other free ways are flippers finding houses? It seems to yield better results in my market of DFW where big box wholesalers are selling to new investors at 90% ARV.
100 offers a month is serious volume. I’ve heard of a few people doing something similar, but not many pulling it off consistently. Sounds like you’ve got a solid system in place.
I'm mostly targeting off-market deals right now (mostly MHPs), but I've been wondering whether working the MLS at volume like this would yield better returns than fighting over scraps from wholesalers. Are you working with a VA or doing all the analysis and offer submission yourself?
Its mainly software based. Feel free to DM and I can share it with you, but ultimately coming off professionally yields conversations, and conversations yield contracts. Along with clean contract (high earnest, high option), I end up staying in touch with the agents so they reach out to me first before listing on MLS.
good work.. anytime you can circumvent the wholesalers its a HUGE win.. and well the the effort. Question is the agents are not writing the contracts right ? are you just sendingn them a contract you wrote and asking them to present it and letting the listing agent double end the deal ? Not many agents are going to write 100 contracts a month at least those type of contracts with all teh disclsoures and stuffHey Jay,
We use a new software company and use the standard TREC contract. It fills it out fully for us, can share with you if you'd like just DM me. Its $50/month, but have made (or should make) around $200,000 this year from it, so its an easy win. I have an event scheduled next week on BP Events forums if youd like to know more. Ultimately, contracts is just an opening to building a relationship and having credibility from day 1, we attach our LOC letter as well as a few other items then send em a text. Easy work, just takes consistency.
- 1yJay HinrichsBusiness MemberReal Estate Consultant · Summerlin, NV · Member since 2014 · 45k+ posts · 66k+ votes
Quote from @Richard Helppie-Schmieder:
Quote from @Jay Hinrichs:
Quote from @Richard Helppie-Schmieder:
Quote from @Dominic Mazzarella:
Quote from @Richard Helppie-Schmieder:
This year it the best yet. I am buying houses through real estate agents. Putting in around 100 contracts a month and closing on 1-2 of them after a 6-10 weeks sales cycle. Is anyone else doing this in other cities? What other free ways are flippers finding houses? It seems to yield better results in my market of DFW where big box wholesalers are selling to new investors at 90% ARV.
100 offers a month is serious volume. I’ve heard of a few people doing something similar, but not many pulling it off consistently. Sounds like you’ve got a solid system in place.
I'm mostly targeting off-market deals right now (mostly MHPs), but I've been wondering whether working the MLS at volume like this would yield better returns than fighting over scraps from wholesalers. Are you working with a VA or doing all the analysis and offer submission yourself?
Its mainly software based. Feel free to DM and I can share it with you, but ultimately coming off professionally yields conversations, and conversations yield contracts. Along with clean contract (high earnest, high option), I end up staying in touch with the agents so they reach out to me first before listing on MLS.
good work.. anytime you can circumvent the wholesalers its a HUGE win.. and well the the effort. Question is the agents are not writing the contracts right ? are you just sendingn them a contract you wrote and asking them to present it and letting the listing agent double end the deal ? Not many agents are going to write 100 contracts a month at least those type of contracts with all teh disclsoures and stuffHey Jay,
We use a new software company and use the standard TREC contract. It fills it out fully for us, can share with you if you'd like just DM me. Its $50/month, but have made (or should make) around $200,000 this year from it, so its an easy win. I have an event scheduled next week on BP Events forums if youd like to know more. Ultimately, contracts is just an opening to building a relationship and having credibility from day 1, we attach our LOC letter as well as a few other items then send em a text. Easy work, just takes consistency.
are you an agent is that how you get access to the TREC forms .. or can anyone use them. ? - 1yJay HinrichsBusiness MemberReal Estate Consultant · Summerlin, NV · Member since 2014 · 45k+ posts · 66k+ votes
Quote from @Richard Helppie-Schmieder:
Quote from @Jay Hinrichs:
Quote from @Richard Helppie-Schmieder:
Quote from @Dominic Mazzarella:
Quote from @Richard Helppie-Schmieder:
This year it the best yet. I am buying houses through real estate agents. Putting in around 100 contracts a month and closing on 1-2 of them after a 6-10 weeks sales cycle. Is anyone else doing this in other cities? What other free ways are flippers finding houses? It seems to yield better results in my market of DFW where big box wholesalers are selling to new investors at 90% ARV.
100 offers a month is serious volume. I’ve heard of a few people doing something similar, but not many pulling it off consistently. Sounds like you’ve got a solid system in place.
I'm mostly targeting off-market deals right now (mostly MHPs), but I've been wondering whether working the MLS at volume like this would yield better returns than fighting over scraps from wholesalers. Are you working with a VA or doing all the analysis and offer submission yourself?
Its mainly software based. Feel free to DM and I can share it with you, but ultimately coming off professionally yields conversations, and conversations yield contracts. Along with clean contract (high earnest, high option), I end up staying in touch with the agents so they reach out to me first before listing on MLS.
good work.. anytime you can circumvent the wholesalers its a HUGE win.. and well the the effort. Question is the agents are not writing the contracts right ? are you just sendingn them a contract you wrote and asking them to present it and letting the listing agent double end the deal ? Not many agents are going to write 100 contracts a month at least those type of contracts with all teh disclsoures and stuffHey Jay,
We use a new software company and use the standard TREC contract. It fills it out fully for us, can share with you if you'd like just DM me. Its $50/month, but have made (or should make) around $200,000 this year from it, so its an easy win. I have an event scheduled next week on BP Events forums if youd like to know more. Ultimately, contracts is just an opening to building a relationship and having credibility from day 1, we attach our LOC letter as well as a few other items then send em a text. Easy work, just takes consistency.
I fund flippers like you so its not something for me it would be for my clients that do the acutal work.. if you want to send me a link I will forward to all my clients.. I fund deals in 12 states. - Flipper/Rehabber · DFW · Member since 2020 · 374 posts · 208 votes1y
Quote from @Jay Hinrichs:
Quote from @Richard Helppie-Schmieder:
Quote from @Jay Hinrichs:
Quote from @Richard Helppie-Schmieder:
Quote from @Dominic Mazzarella:
Quote from @Richard Helppie-Schmieder:
This year it the best yet. I am buying houses through real estate agents. Putting in around 100 contracts a month and closing on 1-2 of them after a 6-10 weeks sales cycle. Is anyone else doing this in other cities? What other free ways are flippers finding houses? It seems to yield better results in my market of DFW where big box wholesalers are selling to new investors at 90% ARV.
100 offers a month is serious volume. I’ve heard of a few people doing something similar, but not many pulling it off consistently. Sounds like you’ve got a solid system in place.
I'm mostly targeting off-market deals right now (mostly MHPs), but I've been wondering whether working the MLS at volume like this would yield better returns than fighting over scraps from wholesalers. Are you working with a VA or doing all the analysis and offer submission yourself?
Its mainly software based. Feel free to DM and I can share it with you, but ultimately coming off professionally yields conversations, and conversations yield contracts. Along with clean contract (high earnest, high option), I end up staying in touch with the agents so they reach out to me first before listing on MLS.
good work.. anytime you can circumvent the wholesalers its a HUGE win.. and well the the effort. Question is the agents are not writing the contracts right ? are you just sendingn them a contract you wrote and asking them to present it and letting the listing agent double end the deal ? Not many agents are going to write 100 contracts a month at least those type of contracts with all teh disclsoures and stuffHey Jay,
We use a new software company and use the standard TREC contract. It fills it out fully for us, can share with you if you'd like just DM me. Its $50/month, but have made (or should make) around $200,000 this year from it, so its an easy win. I have an event scheduled next week on BP Events forums if youd like to know more. Ultimately, contracts is just an opening to building a relationship and having credibility from day 1, we attach our LOC letter as well as a few other items then send em a text. Easy work, just takes consistency.
are you an agent is that how you get access to the TREC forms .. or can anyone use them. ?Yes, these agent forms are generally public, and the software works with all of them. Will send a link
- 1yDon KonipolBusiness MemberInvestor · The Woodlands TX / Avon, CT · Member since 2009 · 6k+ posts · 10k+ votesHi Richard. Can you expand a little more on your strategy? Do you make offers on any properties that meet certain criteria regardless of asking price? How do you determine offering price, and is offering price your “final and best”? Are your offers “subject to” anything?
Quote from @Richard Helppie-Schmieder:
This year it the best yet. I am buying houses through real estate agents. Putting in around 100 contracts a month and closing on 1-2 of them after a 6-10 weeks sales cycle. Is anyone else doing this in other cities? What other free ways are flippers finding houses? It seems to yield better results in my market of DFW where big box wholesalers are selling to new investors at 90% ARV.
I did much the same thing in the early 1980s when I was investing in residential properties. I was looking to purchase 5 houses; made offers on about 40 and ended up being able to purchase 4 at “my price”. However, this was in a “depression” Houston “Oil” market in 1982-3.- Flipper/Rehabber · DFW · Member since 2020 · 374 posts · 208 votes1y
Quote from @Don Konipol:
Hi Richard. Can you expand a little more on your strategy? Do you make offers on any properties that meet certain criteria regardless of asking price? How do you determine offering price, and is offering price your “final and best”? Are your offers “subject to” anything?Quote from @Richard Helppie-Schmieder:
This year it the best yet. I am buying houses through real estate agents. Putting in around 100 contracts a month and closing on 1-2 of them after a 6-10 weeks sales cycle. Is anyone else doing this in other cities? What other free ways are flippers finding houses? It seems to yield better results in my market of DFW where big box wholesalers are selling to new investors at 90% ARV.
I did much the same thing in the early 1980s when I was investing in residential properties. I was looking to purchase 5 houses; made offers on about 40 and ended up being able to purchase 4 at “my price”. However, this was in a “depression” Houston “Oil” market in 1982-3.I think one of the biggest things to consider is knowing your market intimately. If I know the area well, I typically write a solid offer where I know the numbers can work. If its an area I don't know as well, I am usually a bit lower. This is the starting line only though. After the first touch (which is the offer), I stay in touch weekly. The offers work, but the long-term relationship is what I think is going to yield the long-term results. This year we are on pace for 30-40 homes, but next year the target is 40+.
- Realtor · Member since 2025 · 7 posts · 5 votes1y
Incredible strategy! Something we may have to look into moving forward.
- Flipper/Rehabber · DFW · Member since 2020 · 374 posts · 208 votes1y
Quote from @Jared Wooten:
Incredible strategy! Something we may have to look into moving forward.
I posted a webinar event on the events page for next week if you're interested in my strategy. More than happy to share! Been doing RE for 14 years now, but this year has been the best yet.
- 1yArman AhmedPro MemberReal Estate Agent · Columbus Cleveland Dayton, OH · Member since 2024 · 2k+ posts · 957 votes
Love this post — 100% agree that direct-to-agent deals are underrated. I invest in Ohio (mainly Columbus and Dayton), and I’m seeing similar success by building strong relationships with local agents who know I can close fast and don’t play games.
I’ve also been pulling my own lists (driving for dollars, tax delinquents, tired landlords, etc.) and cold calling or texting them directly — costs time, but not much money. That’s helped me avoid paying wholesale fees and find better margins.
Curious: are you doing your own dispo too or partnering with any agents to relist after the flip?
- Flipper/Rehabber · DFW · Member since 2020 · 374 posts · 208 votes1y
Quote from @Arman Ahmed:
Love this post — 100% agree that direct-to-agent deals are underrated. I invest in Ohio (mainly Columbus and Dayton), and I’m seeing similar success by building strong relationships with local agents who know I can close fast and don’t play games.
I’ve also been pulling my own lists (driving for dollars, tax delinquents, tired landlords, etc.) and cold calling or texting them directly — costs time, but not much money. That’s helped me avoid paying wholesale fees and find better margins.
Curious: are you doing your own dispo too or partnering with any agents to relist after the flip?
My company leadership structure is me an a co-founder who is an agent. We are end buyers, we don't wholesale, which is why agents like to work with us. We use our own capital, can close in 3 days and offer what fits our ROI. If you're interested in learning more how we operate, I have a webinar next week, click on my profile and should be a link to the post. Feel free to call/message me too. I am an open book, but I think this strategy people overlook, though it seems to be most efficient for our model.
- Rental Property Investor · Dallas, TX · Member since 2018 · 19 posts · 7 votes1y
Richard, I'm also in DFW and love what you're doing. That's amazing. I would love info on the software you're using in combo with TREC. I would also love to attend your event! How can I get in touch? Feel free to message me. I've got some capital I'm looking to put to work and get some flips knocked out!
- Flipper/Rehabber · DFW · Member since 2020 · 374 posts · 208 votes1y
Its on the events page forum for next week. Online. I am floating around a few different states this summer, but if you search Denver meetups you should be able to find it.
- Wholesaler · Portsmouth NH · Member since 2019 · 211 posts · 97 votes1y
Hey Richard, I am very curious how you're going about this. Can you explain further please?
- Flipper/Rehabber · DFW · Member since 2020 · 374 posts · 208 votes1y
I have a webinar posted on the events forums, very casual, but I can answer the in depth questions there. If you have specifics, feel free to shoot me a dm! I am an open book with an abundance mindset. @Izaiah Barba
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