Having been in this business since 2015, I’ve seen the industry evolve through multiple phases—from the direct mail era, to the rise of cold calling and texting, and now into the AI-driven, compliance-heavy environment we face today.This post breaks down how my wholesaling operation is structured in 2025, what’s changed, and what systems I use to consistently close deals in today’s market.A Brief History of My Wholesaling Journey (2015–2022)2015–2018: Direct Mail Dominance: Back when I started wholesaling in 2015, the primary way to generate deals was through direct mail.

Anyone here wants to test their list for 'bad addresses,' DM me, and I'll run it for free.

Over the last 8 months I've received multiple calls from people who ask me if I would be interested in selling both my personal and income properties.

In states like Texas or Florida, that can literally double the tax expense overnight and turn a 7% cap rate into a break-even deal.I've started stress-testing all my deals with a 'Year 2' tax bump just to be safe.

You doing this for multiple properties or just testing it out first?

A small HELOC for strategic use is fine, but I wouldn’t start your investing career by tying your home to multiple leveraged decisions.If everything went sideways, you want your roof safe.2.

Before they submit an offer, they already know which income will count, how sensitive proceeds are to trailing rents, and whether the exit still works if the refi looks worse than expected.If those questions aren’t answered early, they get answered later, when there’s no flexibility left.Would love to hear how others here stress test financing assumptions before locking up a deal Love this post.

I also recommend putting properties in an LLC for liability protection and ease of scaling once you get multiple rentals.

I've been split testing the "smart" applications against applicants who can upload the docs on their own.

We discovered the significance of rebalancing tests—a feature often overlooked but vital for long-term success.