How I Made $28K Wholesaling a Dallas Property
Making money in real estate wholesaling isn't always about finding the most complicated strategy. Sometimes, it's about finding the right property, negotiating the right price, and already knowing who might buy it.
Johnoson Crutchfield recently closed a wholesale deal that generated roughly $28,000 in profit over about 73 days. The interesting part wasn't just the size of the fee. It was how the deal was found and why it was already positioned to sell before the contract was finalized.
The property was a three-bedroom, two-bath home in Dallas, Texas. The seller originally wanted around $122,000, while the property had an estimated after-repair value (ARV) of approximately $195,000. Rather than chasing the seller with repeated cold calls, the opportunity came through a direct-mail campaign targeting an off-market list.
Here's what made the deal work.
Quick Takeaways
Finding Off-Market Deals Without Chasing Sellers
Many wholesalers rely heavily on cold calling, text campaigns, or other outbound marketing strategies.
Johnoson's approach was different for this particular deal.
His team sends direct mail to property owners every month, letting them know they can make a cash offer. Most recipients aren't interested. Some simply want to know what the property might be worth. But occasionally, a property owner responds because they're genuinely ready to sell.
That's exactly what happened here.
The lesson isn't that direct mail is the only way to find wholesale deals. It's that having a system that consistently creates seller opportunities can be just as important as actively hunting for them.
Negotiate Based on the Seller's Motivation
The seller initially wanted significantly more than Johnoson was willing to pay.
Instead of immediately offering his maximum number, he recommends starting below what you're actually willing to pay.
Why?
Because the seller's response gives you information.
A seller who immediately walks away is telling you something. A seller who counters is telling you something else. Their response can reveal their motivation, urgency, and willingness to negotiate.
Johnoson also makes an important distinction: when a seller says, "That's the lowest I'll take," that may only be the lowest they'll accept today.
If the property continues sitting without selling, the seller's position may change.
That means the negotiation doesn't necessarily end after the first conversation. Building rapport and continuing the conversation can create opportunities to revisit the deal later.
Know Your Numbers Before You Sell the Deal
Once a property is under contract, the next challenge is determining whether the deal actually makes sense for an end buyer.
Johnoson estimated approximately $42,000 in repairs for this property and used comparable sales to estimate the property's ARV.
He also emphasized being careful when discussing repair costs with an end buyer. Repairs are estimates, and wholesalers shouldn't present an estimate as a guarantee.
The same principle applies to ARV.
If the numbers are wrong, the deal becomes much harder to sell.
A wholesaler who overestimates the ARV may put a property under contract at a price buyers won't accept. The result can be a deal that sits on the market—or dies completely.
Good wholesaling starts with buying right.
Your Buyers List Can Be Just as Important as Your Sellers
Finding a great property is only half the equation.
You also need someone who wants to buy it.
In this deal, Johnoson had a buyer network and a disposition process already in place. The buyer was vetted and pre-qualified, and the property was ultimately assigned to a buyer for $93,000 while the contract price was lower. The difference created the wholesale assignment fee.
That's why building a buyers list before you desperately need one can be so valuable.
Johnoson describes calling potential buyers even before finalizing a contract to find out whether they are interested in the property and what they might be willing to pay.
That gives the wholesaler a much clearer picture of the property's market before locking up the deal.
Wholesaling Can Be the First Engine, Not the Whole Business
For Johnoson, wholesaling is only one part of a larger real estate strategy.
He describes a "three engine" model that includes:
- Wholesaling for shorter-term income
- Fixing and flipping for larger potential profits that require more capital
- Notes and owner financing for recurring income
The idea is to use one strategy to help fund the next.
A wholesale deal can generate capital that goes toward a future flip. A flip can create additional capital. Owner-financed properties can potentially create recurring income.
The bigger lesson is that real estate doesn't have to stop at your first successful wholesale deal. Once you have systems in place, you can begin layering additional strategies onto the business.
The Biggest Lesson From the $28K Deal
The most important part of this deal wasn't simply the assignment fee.
It was the preparation behind it.
The property came from an established marketing system. The seller was negotiated with strategically. The numbers were analyzed. Repair costs and comparable sales were considered. And, perhaps most importantly, there was already a buyer network ready to act.
The goal isn't just to find a deal. It's to find a deal you know you can sell.
That's what can separate a wholesale opportunity from a property that simply sits under contract.
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About Johnoson Crutchfield
Johnoson Crutchfield is a real estate investor, coach, and host of the Grab the Map podcast. He helps aspiring and active investors move beyond analysis paralysis and take the consistent actions required to close real estate deals.
Drawing from years of hands-on experience, Johnoson teaches practical, real-world strategies focused on finding opportunities, building relationships, securing funding, and making offers. His approach emphasizes weekly execution over endless education, helping investors create momentum through simple, repeatable actions.
As the leader of the Wealth and Real Estate community, Johnoson shares lessons from real transactions and real conversations with lenders, sellers, and investors. He is a strong advocate for local banking relationships, seller financing, and private lending as powerful tools for growing a real estate business.
Through coaching, content, and community, Johnoson has helped investors gain clarity, build confidence, and take meaningful steps toward closing their first—or next—deal.
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