Category: texas real estate investors

Every agent and wholesaler I’ve talked to who can’t find active investors in Texas is running the same broken playbook. I ran parts of it myself, and it took me longer than I’d like to admit to figure out what was actually wrong.

These myths survive because they sound reasonable. Your colleagues repeat them. They’re comfortable enough to keep believing while your pipeline stays dry.

Myth 1: Facebook groups are where real investors hang out

I’m in several Texas real estate investor groups on Facebook. Thousands of members. I check them sometimes, mostly to see who’s asking the same questions I was asking five years ago.

That’s not where I’d go to find a buyer for my next deal, and I’d bet it’s not producing results for you either.

Working operators, the ones closing 10 to 20 transactions a year across Texas, are not debating ARV in a comment thread on a Wednesday afternoon. They’re walking properties, sitting at the title company, talking to sellers. Who has time to moderate a Facebook thread when you’ve got three deals in escrow?

If you want to find real investors, go to events where they have a reason to show up with something real on the line.

Myth 2: Real investors only do all-cash deals

This assumption is costing Texas agents real money. Our market has plenty of properties that won’t qualify for conventional financing, and the idea that without a cash buyer there’s nothing to do is exactly wrong.

There’s subject-to existing financing, seller financing, wraparound mortgages, lease options. The investors who’ve actually scaled in Texas know all of them. Cash is one tool in the box. There’s no due-on-sale police and no due-on-sale jail. We say that in our classes because most people in this industry are still too afraid to.

Have you ever walked away from a distressed property because you assumed no investor would want it? I’ve done exactly that. I’ve since watched those same types of deals close through structures I hadn’t learned yet. Foundation issues, solar liens, estate complications, deferred maintenance. A creative investor is often MOST interested in the deal the conventional buyer couldn’t touch.

Myth 3: You need a buyer’s list before you can wholesale

I’ve watched new Texas wholesalers spend six months building a “cash buyer’s list” before they’ve gotten a single property under contract. They’re cold-calling hedge funds, trying to get on approved vendor lists, building spreadsheets full of people they’ve never transacted with.

How many months have you spent building a list instead of getting a deal under contract?

The sequence is backwards. A real deal is its own advertisement. A below-market property under contract pulls serious buyers in. My buyer relationships, and the relationships of every wholesale operator I’ve trained with, got built transaction by transaction, not before I started.

Find the deal first. That order doesn’t change.

Myth 4: Licensed agents and investors don’t mix

This myth frustrates me more than any other on this list. Part of the Texas market still treats agents and investors as opposing teams. Agents assume investors will cut them out. Investors assume agents don’t understand creative deals.

Our position at StepStone, and the reason we built Black Sheep Convention around it, is that we want to bring creative real estate into the mainstream. Investors are legitimate, important participants in the market. They absorb distressed inventory, they renovate houses no bank would touch, they put sellers in situations where no traditional buyer would ever go.

For licensed agents reading this, I’ll say it plainly: your license gives you a second shot at every deal. When the cash offer doesn’t land, you can list the property instead of walking away with nothing. The “licensing issue” you’ve heard other investors warn about is mostly myth. We say that out loud. Most people in this industry won’t.

Myth 5: Serious investors only show up at expensive masterminds

I’ve been to events marketed as “access to high-level investors” at $5,000 a seat. Those rooms tend to be full of people who paid to meet other people who also paid $5,000. The working operators closing deals in Texas are somewhere else entirely.

They’re at training. Actual training where someone walks through a real transaction, shows you how it was structured, and tells you what they’d have done differently. The presenter who’s most useful to you isn’t the celebrity keynote. It’s the one who can pull up last month’s HUD and walk you through every line item.

That’s a different room, and I can tell you it costs a lot less to get into.

Where to actually find Texas investors

September 25-26, 2026. Hilton San Antonio Hill Country. That’s where we’re holding the Black Sheep Convention, and it’s the event I’d point any serious Texas agent or investor toward.

Twelve operators. Ten classes. Ten hours of Texas CE credit. Five class periods, two tracks running at the same time, so you pick what fits your business.

Our presenters are working deals right now. They’re closing subject-to transactions, structuring seller financing on properties conventional buyers couldn’t touch, and working what I call total train wreck deals: missing owners, solar liens, IRS holds, estate chaos. Most agents in Texas walk away from those. We teach them, because they’re some of the highest-margin opportunities in this market.

In person: $399. Online: $99. Two days, twelve operators, ten classes.

If you’re serious about finding real estate investors in Texas who are actually operating, that room on September 25-26 is where to start.

Texas real estate Facebook groups are full of people confidently sharing advice they got from someone who got it from a YouTube video from 2019. Most of it survives because it sounds right, not because it works. Here are the five that keep costing deals.

Myth 1: Find the deal first, then find the buyer

The logic seems airtight: you can’t sell something you don’t have, so go get the deal first, then hustle to move it.

Deals die in that sequence because you’re negotiating blind. You don’t know what your buyers actually need this week, what price point they’re buying at, what neighborhoods they’re ignoring, or what condition they’ll accept. So you chase a property, tie it up at a number you made up in your head, and then spend your entire assignment period discovering your buyers want a different zip code, won’t touch foundation issues, or already bought something last week.

The buyers-first approach flips the sequence entirely. Build your buyers list first, learn exactly what they’re acquiring, then go find those specific properties. Your ARV estimates stop being guesses because you’ve already talked to the people who write the checks. Your deal criteria tighten. Your conversion rate goes up. Your marketing spend goes toward properties buyers actually want, not a category you thought they wanted.

That’s the operational difference between running a business and running chaos.

Myth 2: The wholesaler’s fee is your enemy

Walk into any investor meetup and you’ll hear someone proud of themselves for “getting the wholesaler to come down” on their fee. The crowd nods. Feels like negotiation skill.

If a deal pencils at a $25,000 assignment fee, it pencils. If it doesn’t work at $15,000 with a lower fee, the fee wasn’t the problem. The deal was already broken.

Wholesalers earned what they’re asking. They funded the marketing, ran the phones, followed up on dead leads for months, managed a seller relationship through contract, and handed you a package. That’s a real business with real overhead. Asking them to subsidize your acquisition because you want a better spread is working backward from the wrong number.

Run your own numbers. If the deal meets your criteria, close it. If it doesn’t, walk. The wholesaler’s fee is a cost of acquisition, not a concession.

Myth 3: Wholesaling is a volume game

This one gets planted by every course that sells you on “doing 10 deals your first year.” More deals sounds better. The scoreboard at investor meetups is deals closed, not net margin per deal.

Real wholesaling businesses run on high-margin deals, not volume. A $5,000 assignment on a cosmetic flip might close fast, but it required the same marketing spend, the same negotiation time, and the same contract management as a $40,000 assignment on a distressed property with a motivated seller. Chasing volume fills your calendar and flattens your income.

The metric worth tracking is margin per deal, per hour of work. Build your systems around deal criteria that produce $30,000-plus assignments and say no faster to everything below that threshold. The investors who look the busiest on Facebook are frequently the least profitable.

Myth 4: A seminar will teach you enough to get started

There’s an entire industry built on selling you just enough vocabulary to feel ready, then closing you on a $20,000 mentorship package from the back of the room. You leave knowing the terminology and nothing about the mechanics of an actual deal in an actual Texas market.

A wholesaling houses workshop in Texas that’s worth attending puts real operators in the room talking about real transactions with real numbers. You need to hear how someone evaluated the ARV on a specific house in a specific neighborhood, how they handled a seller who backed out after contract, and what a title company actually needs to close an assignment in Texas. None of that exists in a motivational keynote.

Black Sheep Convention runs September 25-26, 2026, at the Hilton San Antonio Hill Country. Twelve operators, ten classes, ten hours of Texas CE credit. Five class periods running two sessions simultaneously, so you choose what applies to your situation. Full in-person access is $399. Online attendance is $99. No pitch-fest. No back-of-the-room close on a coaching package nobody has time to evaluate. Operators in the trenches teaching actual deals you can run with Monday morning.

Myth 5: You need a marketing budget before you can start

Direct mail to absentee owners. Skip tracing. Cold calling lists. Pay-per-lead platforms. Every entry ramp into wholesaling seems to cost money before it makes any.

The buyers-first model sidesteps most of this. Your first goal isn’t finding a seller, it’s building relationships with buyers who tell you exactly what they’re acquiring. That’s phone calls, investor meetups, LinkedIn, and showing up consistently at local investor groups. Free. Once you know what five serious buyers in your market are actively chasing, you target your marketing at exactly those properties and spend nothing on everything else.

You’re not eliminating marketing spend permanently. You’re sequencing it correctly. Market to sellers when you already know what buyers want. That produces a radically better return on your first dollar than blasting a zip code with direct mail and hoping something calls back.

The entry cost for wholesaling is time spent learning buyers’ criteria, not dollars spent on marketing lists you don’t yet know how to work.

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Black Sheep Convention, September 25-26 at the Hilton San Antonio Hill Country, is where twelve operators break down the actual mechanics, on real deals, without a pitch at the end. $399 in person, $99 online. blacksheepconvention.com

Start here: How to Network Like a Real Estate Investor Rockstar

If you’re in the real estate game, you know that networking can make or break your success. But let’s be real: not all networking events are created equal. Some are dull, stuffy affairs that make you feel like you’re back in school, while others—like our Black Sheep Convention—are electric, engaging, and downright transformative. In this article, we’re diving into the nitty-gritty of two networking for real estate investors options: traditional real estate conferences vs. the Black Sheep Convention. Buckle up, because we’re about to challenge the status quo!

Criteria for Comparison

Let’s break down what we’re evaluating here:

1. Atmosphere: Is it a stuffy boardroom or a lively gathering?
2. Content Quality: Are you getting actionable insights or just fluff?
3. Networking Opportunities: Are you meeting the right people?
4. Cost: Is it worth your hard-earned cash?
5. Follow-Up Resources: What do you walk away with?

Traditional Real Estate Conferences

Pros

• Established Reputation: Big names often headline these events.
• Diverse Topics: You might find sessions on everything from market analysis to legal updates.
• Networking with Big Players: Access to high-profile investors and agents.

Cons

• Boring Format: Sit and listen for hours; can’t we spice it up a bit?
• Generic Content: Often filled with broad, high-level concepts that lack practicality.
• Limited Engagement: You might find your conversations fizzling out after the first few minutes.

Use-Case Fit

Ideal for those who thrive on traditional formats and are looking to rub elbows with industry bigwigs. But if you want to dig deep into creative strategies and make real connections, you might want to look elsewhere.

Black Sheep Convention

Pros

• High-Energy Atmosphere: We’re all about shaking up the norm and having fun while learning.
• Hands-On Learning: Dive into creative financing and wholesaling techniques that actually work.
• Targeted Networking: Connect with fellow rebel investors and agents who share your vision.
• Tangible Takeaways: Walk away with actionable strategies and resources you can implement immediately.

Cons

• Not for Everyone: If you’re looking for a boring, corporate feel, this isn’t your scene.
• Limited Scope: We focus on the unconventional; if you’re a fan of the traditional, it might not resonate.

Use-Case Fit

Perfect for investors and agent/investors who want to learn cutting-edge techniques, network with like-minded rebels, and actually have fun while doing it. If you’re ready to break free from the corporate shackles, this is where you need to be.

Recommendation

If you want a networking experience that’s not just about shaking hands and collecting business cards, head to the Black Sheep Convention. We promise you’ll leave with a brain full of actionable ideas and a network of badass investors who are just as hungry for success as you are. Why settle for mediocrity when you can be part of something revolutionary?

Summary Table

Criteria	Traditional Conferences	Black Sheep Convention
Atmosphere	Stuffy and formal	High-energy and engaging
Content Quality	Generic and broad	Actionable and hands-on
Networking Opportunities	Limited and superficial	Deep and meaningful
Cost	Often high	Value-packed and worth it
Follow-Up Resources	Minimal	Extensive and practical

Don’t get trapped in the old ways of doing things. Embrace the unconventional and join us at the Black Sheep Convention, where you’ll learn, connect, and thrive in the world of real estate investing.

Ready to take the plunge? Here are some resources to get you started:
– Join the Revolution at Black Sheep Convention
– Check Out Our Hands-On Workshops
– Success Stories from Fellow Investors

Let’s disrupt the norm together!

Start here: How to Network Like a Real Estate Investor Rockstar

The real estate game isn’t just about properties and deals; it’s about the connections you forge and the knowledge you share along the way. If you’re tired of the stale, stuffy, and oh-so-boring agent conferences, welcome to the Black Sheep Convention! Here, we shake things up and redefine what networking for real estate investors looks like. Get ready to dive into a world where creative financing and unconventional strategies are the norms, and where your next deal could just be a conversation away.

Why Networking Matters in Real Estate

The Power of Connection

In real estate, your network is your net worth. Think about it: the more people you know, the more opportunities you can access. Networking isn’t just about swapping business cards; it’s about building relationships that lead to collaborations, partnerships, and yes, deals that actually make you money. When you connect with other investors, you gain insights that can transform your approach and outcome.

Expanding Your Knowledge Base

At the Black Sheep Convention, we don’t just exchange pleasantries; we share actionable insights. You’ll learn from seasoned investors who’ve been through the trenches and emerged victorious. We’re all about real talk, real experiences, and real successes. Our workshops are designed to give you hands-on training in creative financing and wholesaling techniques that you won’t find in traditional real estate courses.

The Black Sheep Convention Experience

Unique Workshops and Training

Forget the typical lectures. Our workshops are interactive and designed to get you involved! You’ll work on real-world scenarios and collaborate with fellow investors. Whether you’re interested in mastering the art of negotiation or learning how to craft a winning pitch for potential partners, we’ve got you covered. Expect to leave with not just knowledge but a toolbox of skills you can implement immediately.

Networking Like a Pro

Networking shouldn’t feel like a chore; it should be exhilarating! At the Black Sheep Convention, we create an environment that fosters genuine connections. Our events include speed networking sessions, breakout discussions, and fun social gatherings. Get ready to meet like-minded rebels who are just as hungry for success as you are. You never know who you might meet—perhaps your next deal-making partner or a mentor who can guide you through your next big move.

Real Success Stories from Fellow Investors

Learn from the Best

We believe in the power of storytelling. Throughout the convention, you’ll hear from successful investors who dared to be different. These aren’t just cookie-cutter stories; they’re raw, real, and relatable. They’ll inspire you to think outside the box and embrace unconventional strategies that can lead to massive success.

Case Studies and Lessons Learned

We don’t just want you to hear success stories; we want you to learn from them! That’s why we host sessions where investors share their journeys—complete with their failures, successes, and the lessons learned along the way. This is the real stuff that can help you avoid pitfalls and seize opportunities in your own investing career.

Join the Movement

Why You Should Attend

If you’re ready to break free from the mundane and elevate your investing game, the Black Sheep Convention is your ticket. This isn’t just another event; it’s a movement. Together, we’re pushing the boundaries of what’s possible in real estate investing.

How to Get Involved

Joining us is easy! Simply head over to our website, grab your ticket, and get ready to turn your real estate dreams into reality. Don’t forget to bring your business cards because this is one network you won’t want to miss.

Conclusion: The Future of Real Estate is Here

Networking for real estate investors at the Black Sheep Convention is not just about making connections; it’s about creating a community of forward-thinking individuals ready to disrupt the status quo. Ready to join us? The revolution is just a ticket away!

Start here: How to Network Like a Real Estate Investor Rockstar

Welcome to the place where rebels thrive and real estate dreams come to life! At the Black Sheep Convention, we’re not just talking theory; we’re diving deep into the trenches of creativity, financing, and networking for real estate investors. Whether you’re a seasoned pro or a newbie ready to shake things up, we’ve got your questions covered.

What makes the Black Sheep Convention different from other real estate events?

The Black Sheep Convention isn’t your run-of-the-mill agent conference. We focus on the unconventional—creative financing, wholesaling techniques, and real-world applications that push the envelope. This isn’t just about learning; it’s about connecting with like-minded investors who are ready to disrupt the industry. Our hands-on workshops are designed to give you real skills and actionable insights instead of just theory.

Why is networking important for real estate investors?

Networking is the lifeblood of real estate investing. It opens doors to partnerships, funding opportunities, and insider knowledge that can catapult your success. At the Black Sheep Convention, you’ll meet fellow investors, seasoned pros, and potential mentors who can help you navigate the wild world of real estate. The connections you make here can lead to joint ventures, investment opportunities, and even lifelong friendships.

How do I effectively network at the convention?

Be bold! Don’t just hang back—jump into conversations and share your story. Bring business cards (yes, they still matter), and be ready to discuss your investment goals. Attend our breakout sessions and workshops; those are prime opportunities to meet others who share your interests. Remember, networking is about building genuine relationships, not just collecting contacts. So be authentic, and don’t be afraid to ask questions!

What types of investors attend the Black Sheep Convention?

We’re all about diversity! You’ll find first-time investors, seasoned pros, wholesalers, and agents looking to pivot into the investment side of the business. Everyone here is eager to learn and share their unique perspectives. It’s a melting pot of creativity and ambition, which is why our networking sessions are vibrant and electric.

Can I find joint venture partners at the convention?

Absolutely! Joint ventures are a fantastic way to pool resources and share risk, and the Black Sheep Convention is the perfect place to meet potential partners. Our networking events are designed to facilitate these connections. Be prepared with your pitch; let others know what you’re looking for and what you can bring to the table.

What kind of educational opportunities can I expect?

You’re in for a treat! We offer a variety of CE classes that focus on hands-on techniques in creative financing and wholesaling. Our workshops are interactive, allowing you to apply what you learn in real time. Expect to walk away not just with knowledge, but with practical skills that you can implement in your investing journey immediately.

How does the Black Sheep Convention foster a sense of community?

We’re all about creating a supportive network of rebels in the real estate scene. From our lively networking sessions to our interactive workshops, everything is designed to break down barriers and encourage collaboration. You’ll find that our community is welcoming, open, and eager to help each other succeed. We’re not just attendees; we’re a family of innovators pushing the boundaries of what’s possible in real estate.

Will I have opportunities to learn from experienced investors?

You bet! Our lineup includes some of the biggest names in creative real estate investing. They’ll share their journeys, successes, and failures, providing you with invaluable insights. Plus, our Q&A sessions give you the chance to ask those burning questions you’ve always wanted to know.

How can I stay updated on future events and networking opportunities?

The best way to stay in the loop is to subscribe to our newsletter! We send out updates on upcoming events, exclusive workshops, and insider tips on real estate investing. Follow us on social media, too—where we share insights, success stories, and connect you with our growing community of Black Sheep.

For more killer content, check out our upcoming events, dive into our educational resources, or connect with us on social media. Let’s shake up the real estate world together!