Investor · Dallas, TX · Member since 2025 · 42 posts · 22 votes
I am closing 1 to 2 wholesale deals per month, and have been getting my feet wet with flipping—by only capitalizing on about 10% of the leads I get in. If you know of someone in the Dallas area who is familiar with Novations, I would love to connect and see if we can close deals together to get more use of my pipeline.
Real Estate Broker · DFW · Member since 2015 · 350 posts · 270 votes
2mo
Hey Jay - I'm a real estate broker here in DFW and have closed over $160,000,000 in real estate transactions. I've done a decent amount of notations. Shoot me a DM if you'd like to connect more.
Novations are underused in Texas specifically because the title company has to be comfortable with the structure. Not all of them are. Finding a title rep who has closed a few before is the first real filter. Dallas has enough volume that those people exist, just takes asking around at local REIA meetups.
Real Estate Broker · DFW · Member since 2015 · 350 posts · 270 votes
2mo
Hey Jay - I'm a real estate broker here in DFW and have closed over $160,000,000 in real estate transactions. I've done a decent amount of notations. Shoot me a DM if you'd like to connect more.
I am closing 1 to 2 wholesale deals per month, and have been getting my feet wet with flipping—by only capitalizing on about 10% of the leads I get in. If you know of someone in the Dallas area who is familiar with Novations, I would love to connect and see if we can close deals together to get more use of my pipeline.
Hi,
Congratulations on consistently closing 1–2 wholesale deals a month.
The part that really caught my attention was when you mentioned only capitalizing on about 10% of your pipeline. It sounds like you're already generating solid deal flow, which made me curious about your acquisition process.
I've spent a lot of time around lead generation, cold calling operations, and follow-up systems, so I'm always interested in how experienced operators manage pipeline efficiency as volume grows.
Out of curiosity, where are most of your leads coming from today cold calling, direct mail, PPC, referrals, or a mix of different channels?
Englewood, NJ · Member since 2018 · 356 posts · 61 votes
2w
@Jay Boone — Harrison's already reaching out which is great. But before you add novation partners, let me challenge the premise: the reason 90% of your leads don't convert to flips might not be a deal structure problem — it might be a deal sourcing problem.
I've been sourcing deals using county data convergence. The concept: pull Tax Collector (tax delinquent), Code Enforcement (violations with documented repair costs), and Clerk of Court (probate, liens) — then cross-reference for properties appearing on all three. When a property shows up on 3 government databases simultaneously, the seller motivation isn't speculation — it's documented by public records.
Dallas County has all three databases publicly searchable. The code enforcement violations are particularly useful because they include dollar amounts for required repairs — so you already have rehab scope before you ever talk to the seller.
Here's why this matters for novations specifically: novations work best when seller motivation is highest. A property appearing on tax delinquent + code violations + probate = maximum distress. Those are the deals where a novation structure (replacing you in the contract with an end buyer who does the rehab) makes the most sense because the seller just wants out — they don't care about the structure.
The order that's been working: county data → identify converged distress properties → direct outreach (free, no list purchase needed) → seller signs contract → THEN decide: assignment for quick fee, or novation for higher margin with a rehab partner.
Most wholesalers are spending money on lists, PPC, or cold calling operations before they've checked the free county data that already tells them exactly who's motivated and why. Carson nailed it about finding the right title rep — but even the best title rep can't close deals you don't have. Fill the pipeline with converged distress properties first, then the novation structure becomes the exit strategy, not the sourcing strategy.