New Atlanta Wholesaler Seeking Mentor and Guidance

Rental Property Investor · Bloomington, IL · Member since 2019 · 3 posts · 3 votes

Hi everyone, I’m based in Atlanta/Tucker and am getting started in real estate wholesaling. I’m serious about learning the business the right way—especially finding motivated sellers, analyzing deals, building a reliable buyers list, and completing assignments professionally.

I’m looking to connect with an experienced Atlanta-area wholesaler or investor who may be open to offering occasional guidance or allowing me to learn from their process. I’m hardworking, coachable, and willing to bring value wherever I can.

If you are open to connecting, I would really appreciate the opportunity to learn. Thank you!

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Jay TolugantiPro Member

Investor · Clearwater, FL · Member since 2025 · 226 posts · 79 votes

1mo

I used to do land wholesaling till early this year. Now I swtiched to flipping. Checkout 7 Figure Flipping on Skool. Adam Whitney is active in wholesaling. I am sure you can find other good resouces along the way. Good Luck. Happy to chat if you have specific question.

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Jay TolugantiPro Member
Investor · Clearwater, FL · Member since 2025 · 226 posts · 79 votes
1mo
I used to do land wholesaling till early this year. Now I swtiched to flipping. Checkout 7 Figure Flipping on Skool. Adam Whitney is active in wholesaling. I am sure you can find other good resouces along the way. Good Luck. Happy to chat if you have specific question.
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Bill HamptonBusiness Member
Accredited Investment Fiduciary, AIF®, Financial Planner, Tax Strategist, Real Estate Investor · Atlanta, GA · Member since 2012 · 2k+ posts · 979 votes
1mo
@Allen Monroe
Welcome to BiggerPockets. Check out the Georgia Real Estate Investors Association, gareia dot com, for local wholesaling training and networking.
Good luck investing.
404-482-3170
Hampton Tax and Financial Services LLC4.7106 Reviews
Website View Page
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Igor Ganapolsky
Coral Springs, FL · Member since 2018 · 495 posts · 113 votes
1mo
Allen, Bill's GAREIA recommendation is solid — local networking accelerates everything. But I'd challenge the "find a mentor first" framing. You don't need someone to teach you how to find motivated sellers. You need a channel where motivated sellers are already identified, verified, and scheduled.

That channel is tax deed auctions.

Here's why this matters for someone starting out in Atlanta:

**The problem with traditional wholesaling:** You spend months building seller leads — cold calling, direct mail, driving for dollars, skip tracing. Most leads are dead ends. You need a mentor to teach you which lists to buy, how to filter, how to script calls. That's a 6-12 month learning curve before your first deal.

**Tax deed auctions shortcut all of that:**

1. **Motivation is pre-verified.** Properties at tax deed auctions are there because owners haven't paid property taxes for 1-3 years. The county already sent notices, filed lawsuits, and entered judgments. You don't need to convince anyone to sell — the legal process already did that.

2. **No cold calling, no skip tracing, no direct mail.** The county publishes the auction list with property details, assessed values, and opening bids. Everything is public record. Your "lead generation" is downloading a PDF.

3. **The discount is structural, not negotiated.** Opening bids are typically 50-70% of assessed value. That's your margin. You're not negotiating with a motivated seller — you're bidding at a price the statute already set below market.

4. **You can build your buyers list BEFORE the auction.** This is the part most new wholesalers miss. You don't need to buy first, then find buyers. You research the auction list, identify the best properties, market them to cash buyers in your area, and line up assignment contracts before you ever bid. That's reverse wholesaling with zero seller acquisition cost.

For Atlanta specifically, Fulton County runs tax deed sales. DeKalb County does too. The research process is the same everywhere: pull the auction list, research each property (assessed value, zoning, condition if you can drive by), estimate ARV, calculate your spread, then market the top picks to your cash buyers list.

The mentorship you're looking for? A lot of it happens naturally when you're working actual tax deed deals. Other investors at the auction become your network. The title companies you work with become your deal flow pipeline. You learn more from one auction cycle than from six months of cold calling.

Jay's Skool suggestion is good for education. But the fastest education is showing up at an actual auction, even as an observer first. Most counties let you watch before you bid. You'll understand the process in 30 minutes what takes weeks to learn from videos.
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- Zach Romero
  San Diego, CA · Member since 2026 · 2 posts · 1 vote
  2w
  HI Igor, thanks for the detailed breakdown. My brother and I are wholesaling in South Atlanta, so I'm trying to understand how this works in Georgia specifically. A few questions:
  1. Georgia tax deeds have a 12-month redemption period. How do you handle a buyer lined up before the auction if the owner can still redeem?
  2. My understanding is title companies won't insure a tax deed until the redemption period is barred and often a quiet title action is done. How long and how much does that usually take, and are your end buyers willing to wait?
  3. At the sale you pay the full bid with certified funds. Are you assigning something before the sale, or are you buying the deed and reselling it?
  4. You mentioned opening bids are 50-70% of assessed value. Georgia assessed value is 40% of fair market value, so how are you estimating the real spread?
  5. How do you check occupancy or condition before bidding, since the deed holder can't take possession during redemption?
  Have you done this in Fulton or DeKalb yourself? I'd love to hear how your last deal went from auction to sale. Thanks!
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Josiah Garcia
Member since 2026 · 232 posts · 35 votes
1mo
Atlanta's a solid market for wholesaling—lots of off-market deals if you build relationships with local agents, investors, and property managers. The key early on is figuring out your exit strategy first (who are your cash buyers, what neighborhoods do they want?) before you even start looking for deals. That forces you to understand comps and ARV instead of chasing every lead that comes across. What part of the business are you most uncertain about right now?
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Travis Goodwin
Wholesaler · Charleston WV · Member since 2026 · 246 posts · 137 votes
1mo
Allen, just some honest advice. Be careful looking for a mentor through a public post like this. You may attract more people trying to sell you something than people actively doing deals.
Start attending local meetups, introduce yourself to investors, and pay attention to who is actually buying and closing deals in Atlanta. Build relationships before asking anyone to mentor you.
The best way to get an experienced investor’s attention is to bring something specific to the table. Find opportunities, talk to sellers, analyze properties, and bring them a potential deal. Instead of saying, “Can I learn your process?” ask, “I’m working on this property. Would you be willing to look at my numbers and tell me what I’m missing?”
That shows initiative and gives them a reason to help. A good mentor can shorten your learning curve, but you still need to do the work and carefully verify anyone you consider paying.
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