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Why Wholesale Deals Fall Apart (And How Professional Dispo Fixes It)

By February 4, 2026Real Estate Pros Show

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Show Summary

In this conversation, Braden Bissell, founder of Mr. House, shares insights into the real estate investing landscape, particularly in the DFW and Florida markets. He discusses the importance of understanding both acquisitions and dispositions in wholesaling, the challenges faced during closing, and the strategies for building strong relationships with buyers. Braden also emphasizes the significance of using the right contracts and the process of submitting deals for successful transactions. The conversation concludes with Braden announcing the nationwide expansion of his services.

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    Investor Fuel Show Transcript:

    Braden Bissell (00:00)
    Man, we, so the whole thing of dispositions and Mr. House Dispos, we want to make wholesaling easy for our acquisitions partners. So the whole thing is like, we want them to go lock up contracts all day, every day and submit it to our website and then just forget about it until we ask for their wire instructions to get paid. So we take it all the way from, you know, contract to assignment to clearing title all the way to close.

    You don’t have to do a thing. So that’s what our whole goal is here, to make it easy for our acquisitions partners,

    Dylan Silver (02:07)
    Hey folks, welcome back to the show. Today’s guest, Braden Bissell, is an investor who’s active in both Texas and Florida. He’s based out of DFW and he’s the founder and owner of Mr. House. You can find him and his team at MrDispodeal.com. Braden, thank you for taking the time today.

    Braden Bissell (02:27)
    Thank you, Dylan. I appreciate that warm intro.

    Dylan Silver (02:30)
    Absolutely, man. And I lived in DFW for a little under a year and I certainly know the market well. I want to ask you right off the top, when we talk about ⁓ wholesale, when we talk about real estate investing in general, I tend to think DFW is one of the best places in the country for really any aspiring investor, especially in a single family ⁓ segment to cut their teeth. When you were getting started, were you out there in DFW and what was your experience like?

    Braden Bissell (03:00)
    Oh yeah, hands down DFW Texas as a whole is one of the biggest wholesale markets in all sailing in general. Yes, we definitely got started in DFW. We had a brief background of door knocking, pre-foreclosures, cold calling pre-foreclosures. It’s kind of how we got our feet wet. Just getting deals that way. We closed, I think like 10 or so deals like doing door knocking and cold calling.

    That’s kind of how Mr. formed into a disposition company.

    Dylan Silver (03:34)
    Now, when we talk about both sides of wholesale, of course, acquisitions and dispositions, what we’re talking about here, you’ve got to be skilled in both. There’s a lot of people or you have to say, hey, I’m going to do what you’re doing and make a name for myself. But you really have to understand how to take these deals from the cradle to the grave, because what happened over time and I saw this over a period of months and years is

    you know, they used to have this thing, well, if you get a good deal, the investors will come. I didn’t necessarily think that that was always true. I felt like once you have a good deal, you’ve got to know how to dispo it. Like you can have the greatest deal in the world, honestly, but just by posting it on Facebook, especially if your following isn’t that big, you’re not necessarily gonna find a buyer for that deal. When you were in your first year or two years in the business,

    What were some of the learning curves that you had to go through either on the acquisition side or on the disposal side?

    Braden Bissell (04:34)
    Man, we, so the whole thing of dispositions and Mr. House Dispos, we want to make wholesaling easy for our acquisitions partners. So the whole thing is like, we want them to go lock up contracts all day, every day and submit it to our website and then just forget about it until we ask for their wire instructions to get paid. So we take it all the way from, you know, contract to assignment to clearing title all the way to close.

    You don’t have to do a thing. So that’s what our whole goal is here, to make it easy for our acquisitions partners,

    because we, I can’t tell you how many things, like we’ve shot ourselves in the foot the first couple years by, you know, maybe accepting an option period or doing low EMD or refundable EMD, things like that, that just over time we learned like, okay, we can’t do this. So now we have a.

    strict set of rules that we have to obey by or We can’t run as a solid company. So now, you know, we’re all about hard EMD No option periods. We are talking to legit buyers that actually have cash that they’re ready to play with

    Dylan Silver (06:34)
    Now, how much EMD are you asking for these days?

    Braden Bissell (06:37)
    It’s a little different, so it depends on the purchase price of the home, but anywhere from $5,000 to $10,000. If it’s up in the million dollar range of purchase price, we’ve done up to $15,000.

    Dylan Silver (06:50)
    So one of the questions that I have is for investors who are putting that earnest money down and then there’s no option period, how fast are they closing after it? mean, that’s basically saying like, the only thing we need to do is just get our finances in a line and we’ll be ready to buy this property.

    Braden Bissell (07:07)
    Yeah, so it could be the next day, it could be the next week, it just depends. Sometimes these files come with a lot of hard commitments that we gotta clear and just a lot of BS that we have to deal with. So we get all that clear, it could be the next day, it could be a week, it could be three weeks. It just depends on title, but most of our buyers, if we can bring a clear title to them, contract ready to go, then we can usually close within like two to three days.

    Dylan Silver (07:36)
    One of the areas of this which becomes ⁓ tricky is, especially for folks who may be wholesaling and ⁓ the investors want to walk the property, make sure it’s going to pass an inspection, that type of thing. If there’s no option period, are investors basically buying these site unseen?

    Braden Bissell (07:53)
    No, so that’s one thing that we do is we want everybody to walk the property before they submit an offer because we have had sight unseen go bad. So they’ll put down EMD and then two days before closing, they go walk the property and it’s drastically different than what they thought. Now they’re backing out of the deal and ruining a relationship because they want their EMD. Just a whole bunch of BS that comes with sight unseen. So our investors walk the property.

    They get their contractors in there, their foundation guy, whatever they need to do. We request that they do that before they sign any paperwork with us.

    Dylan Silver (08:33)
    Now I’ve seen it. I’m sure you’ve seen it. I mean, you told me before hopping on here about 80 plus deals that you did last year. There has been so many instances where you’re right up against closing, closing is coming up in a couple of days. And then the buyer’s lender, something happens with the lender. Of course, we can only do so much to control a lender. But what steps do you take to mitigate that level of uncertainty?

    Braden Bissell (09:02)
    Sure, so we have a full-time transaction coordinator. So as soon as we put ink on the paper with that buyer, RTC is reaching out to the buyer, getting their lender information, figuring out any contingencies that they need to close the file, and then they’re constantly hounding them to get these things approved for us to go to the closing table. So it came with a lot of, you know, we had to learn by doing this the hard way, but now we’ve got a full…

    system put together where I mean some of our buyers they get a little annoyed of RTC but most of them love RTC because she’s she’s on it 24 7 making sure everything’s done in order for us to go

    Dylan Silver (09:44)
    It’s a really, does she handle like the contracts portion of it as well and making sure signatures are in the right place and that type of thing.

    Braden Bissell (09:51)
    Yes, she’s sending out contracts, everything that comes with the job. Because our whole thing is we want our disposition reps to be working these deals 24-7.

    We don’t want them to have to write up a contract or do something over here. We want them on the phones talking to buyers and selling deals. So the way that we do this all in synchronicity is having our TC ready to go. As soon as we get an acceptable offer, she’s writing up the contract. And we’re onto the next step there.

    Dylan Silver (10:55)
    deal with this as a real estate agent, I, this is the silliest thing, it’s maybe a human limitation, but like, you’ll be in the process of doing so much outreach and networking, and you’re basically thinking about expanding your sphere of influence, right? And then when it comes to like sending out a contract, it’s like your brain has to go into some other different type of capacity where you’re like, okay, now I got to go through, you know, for the brokers that I’m with, we use a tool called like sky slope. So you’re going in, you’re trying to

    send out certain types of forms and you’re just thinking like, what do I do here? What do I do here? And then you got to pivot your brain back. And so that division to have someone who specifically their X’s and O’s are, hey, I got to reach out to the lenders. Hey, I to get these documents signed and then divide that from folks who are dispo and I think is great.

    Braden Bissell (11:43)
    Yeah, yeah, we try to make it as easy as possible on everybody. everybody loves working for us. We don’t want anybody doing jobs that they don’t want to do. We want them to come in happy, bang the phones, write the contracts, whatever their job is, they’re happy doing it.

    Dylan Silver (11:59)
    Now I know that you’re also active in Florida. Do you have someone who’s living out there in Florida? How do you get started in Florida?

    Braden Bissell (12:08)
    believe it or not, Texas and Florida have a lot of overlap. ⁓ We’ve noticed when we were strictly working Texas that a lot of our Texas investors were actually investing in Florida as well. the states, kind of work together as in like ⁓ ARV purchase price, stuff like that is very similar.

    screen

    Dylan Silver (12:34)
    That’s okay. We still hear you.

    Braden Bissell (12:37)
    What was the question? I apologize.

    Dylan Silver (12:40)
    That’s okay. was saying, you are active in Florida. Did you have folks who were, you know, ⁓ based out of Florida and you were saying that you had realized or seen that a lot of Texas investors are also active simultaneously in some Florida markets as well?

    Braden Bissell (12:57)
    Yeah, so they definitely are. That’s kind of where we noticed that there was a niche that we were missing. So we expanded into Florida too, to make sure that we could cover all aspects of what our buyers are wanting. So we kind of went in there, Cold Feed, you know, didn’t really know what we were doing, but through time within a year or two, now we have a solid buyers list in Florida that we can rely on, VIP buyers that’ll pick up, you know, anything that we put out there.

    Dylan Silver (13:26)
    Now, I don’t want you to give away all the gold here, Braden, but if you could give us maybe a nugget or two. When when we talk about Dispo and when we talk about having these relationships with buyers, now you can have a great buyers list or so you think, right? But then when it comes time to put the pedal to the metal and you need a deal to get across the line, you got to be able to pair it with someone who you know is going to, you know, close on it.

    What is your approach to that? And then also too, it better to have really like a massive list that you kind of shotgun these properties out to if you were giving advice to other folks? Or is it better to have maybe a smaller pool of buyers, but folks who you feel like, they’ve closed before they’ll close again.

    Braden Bissell (14:10)
    Yeah, so with us being a disposition company, we do both for sure. We have a VIP list that we blast our deals to first. These are guys that we talk to monthly that we have built a actual relationship with. So when they get an email or a text or a phone call from Mr. House, they know, OK, this is something that I need to look at because we’ve sent them deals before. We’ve closed deals with them before that have brought them massive profits.

    So they know, okay, when a Mr. House deal comes in their inbox, this is something that they need to look at. But obviously, us being a disposition company, we don’t just want to put all of our eggs in that one basket. So we’re using all of our systems to get these deals out there. So we’ve got the investor lift cartel, we’ve got any other system that you can think of. Our overhead is like $15,000 a month just on systems to get these deals out there.

    Dylan Silver (14:59)
    Yeah.

    That Investor Lift Cartel is incredible. I believe I’ve used it a couple of times before and I’m sure it’s improved now since it was about a year, more than a year ago when I was using it. aside from this and pivoting a bit here, Braden, I would like to talk briefly about taking these deals, you know, from the cradle to the grave as it were, right? And so from, you know, folks who may be newer to wholesale in general and they may have

    stumbled upon their first deal. One of the things that I hear people talk, let’s take Texas for example, is hey, what forms do I use? Do I use a trek one to four? Should I come up with my own custom form? Do you have any ⁓ feedback for folks who may be thinking about, what do I use to get this deal under contract?

    Braden Bissell (16:35)
    Yeah, I recommend that you reach out to me and I can give you the correct contracts or whatnot to get these properties under contract. In Texas, I’ll tell you when I first started, I was all about the trick just because it’s the standard Texas real estate contract. that shows a lot of, ⁓ I don’t know, when you bring it to a seller, they typically know what that is or they’ve heard of it before.

    eases the process a little bit doing it with the trick, but we definitely do have like a two page contract that we use for nationwide that gets the job done just as well. And I would be happy to share that with anybody that reaches out to me.

    Dylan Silver (17:18)
    Now, what’s interesting about these contracts, because I know before I was a real estate agent, before I was a wholesaler, these contracts seem to be like the most coveted thing. Like, hey, if you do this, you know, you’ll get these contracts. And I was like, OK, well, I got to get the contracts. What I later learned is, you know, someone might have paid money to an attorney to have these contracts written up. And of course, they’re valuable. But also to the I’m a realtor and I can say this, hopefully I’m not offending any realtors. The Trek contracts themselves are pretty complicated and that

    Braden Bissell (17:48)
    yeah.

    Dylan Silver (17:48)
    the I believe it’s the attorney broker committee in Texas that designs these that writes up these contracts. It gets longer and longer like every couple of years. And I want to say it’s like 11 or 12 pages long right now. Don’t quote me on that. But it’s one of these deals where if you’re if you can do do you know the truck contract that’s that’s not you know, some small feet. And so once they’ve got that contract, they’ve got the seller right.

    And again, I’m going through this on a granular level, hopefully for folks who are interested in ⁓ taking one of these deals from the cradle to the grave. The next step at that point in time would be to bring it to a title company. At least that’s what I would do. What would you do at that point in time?

    Braden Bissell (18:29)
    Yeah, so bring it to a title company. We’ve got a ton of title companies in Texas that we highly recommend that can get any wholesale deal done. ⁓ Cash, traditional, ⁓ know, whatever it is, sub two, they can get it done for you. That’s one thing that I preach heavily is if you’re going to be a wholesaler, create strong relationships with your title office because you want your title office to be, you know, in your corner fighting for you.

    So that’s what we try to do. We’re actually very good friends with our title office, the owners of them. So we’ve created a very strong friendship through real estate, just doing it like that. But I definitely recommend finding a title office that you like, that you guys vibe with, ⁓ using them strictly. Once you start bouncing around and stuff like that, everything gets a lot more complicated.

    Dylan Silver (19:21)
    Once you’ve got the contract, you’ve brought it to title. Now you’ve got to find your buyer. Now for a lot of folks, that’s where, know, now they’ve got their back to the wall, so to speak. They’ve got to find something. They’ve got to find something because the time that the clock’s ticking for them to close. But in the case of working with with you, if I was to send you a deal, what’s the process like?

    Braden Bissell (19:32)
    Yeah. ⁓

    Sure. So we have a website. It’s mrdispodeal.com. What you will do is go on there and just plug in all the information about the deal. We have a set amount of questions that we ask you about it. If you’ve done any marketing, know, beds and bath, and then you’ll also upload the contract there. Our team will then take a look at the deal. We will underwrite it as we underwrite everything to make sure it’s actually a sellable deal. So after we underwrite,

    We’ll either approve or deny. If it’s approved, we’ll give you a call. We’ll send you a JV, tell you where we think we can sell it at, and then we’ll start the process. The process is a 72-hour period where we can typically get the deal assigned. If not assigned, we’ll get some type of feedback or offers within that 72 hours. So that way, we’re not wasting a lot of time. Within that 72 hours, we either want offers on the table or to pivot.

    And by that I mean to go get a price reduction or maybe you need to pivot to sub 2. Whatever it is, that’s at the 72 hour mark, that’s when we’re like, OK, here’s all the feedback that we have. Now let’s make a decision. If we don’t accept the deal, then we will call you and also go through the deal with you, let you know why we don’t think it’s a deal, let you know where the numbers would be at if it’s a sellable deal. So that way, you’re not just getting a deny.

    You know, we’re actually going into depth. teaching you why it’s not a deal, teaching you how to make it a deal. And that way, when you’re in that situation again, you’ve got that in the back of your head of, ⁓ now I know what a deal is. I know what is it. So let’s get this under contract at the right price.

    Dylan Silver (21:26)
    I think that information is invaluable for people because if you’re coming up against, you know, can’t find a buyer for the deal and then you’re reaching out to someone and it’s getting rejected, but at least you have that ability to say, okay, well, this is where I need to be at. Maybe they can even go back to the seller at that point and say, hey, this is where we think we’ll get some traction.

    Braden Bissell (21:45)
    Yeah.

    Dylan Silver (21:45)
    If we’re not there, we won’t be able to even explore this any further. But, Braden, we are coming up on time here, though. Any new projects that you’re working on, and then also, too, what’s the best way for folks to get in contact with you and your team?

    Braden Bissell (22:00)
    Sure, so New, we just announced last week that we are now nationwide. So we can help you with any deal in any state. Just go to MrDispodeal.com and submit all the information about the deal and the contract. If the contract is not on the submission, we will not look at it. It just wastes our time. So we have to make sure we have everything on there ready to go. So that’s what we’re doing this year. And to reach me, you can always, my cell phone’s open 24 seven.

    It’s 972-482-8711. Shoot me a text, give me a call. I would love to talk to you about real estate or how we can help you improve your business. Whatever it is, go grab a drink, go grab some lunch. I’m open to anything.

    Dylan Silver (22:46)
    Braden, thanks for taking the time today. Thanks for coming on the show.

    Braden Bissell (22:49)
    Thank you, Dylan. I appreciate the time.

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