Cool Wholesaling & Land Deals- Real Talk

Mark Cool
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I'm Mark Cool, and I've been closed over 150 deals in the past few years- wholesaling and flipping vacant land. This podcast is where I share what's actually working in my business—the wins, the losses, and the lessons learned in the trenches. ✅ Real deal breakdowns and strategies ✅ How to find and close deals with motivated sellers ✅ Marketing that works: SMS, direct mail, PPC ✅ Land investing tactics for consistent profits ✅ Honest conversations about building and scaling an REI business No fluff. Just real experience from someone doing deals.

  1. 12/16/2025

    20+ Tools I Use to Run My Wholesaling Real Estate Business + Real Talk on a Tough Deal + Weekly KPIs

    Episode 100 – Cool Wholesaling & Land Deals 🎉 In this milestone episode, I break down the 20+ platforms and tools I actually use to run my real estate wholesaling business after 4+ years of trial and error. No fluff.Just what works, what doesn’t, and what I’ve cancelled. 37,000 texts sent 40 leads generated 1 deal closed $14,000 profit Property Data CRM Communication Phone & Texting Owner Financing Field Services Documents Banking & Accounting more 18 months of carrying costs 6 trips to work the property myself Hard lessons on buying rural land far from home Switched from Smartphone → JustCall Moved from ReSimpli → Podio Why InvestorBase is a core tool now Sending ~6,000 texts/day 10% response rate PropStream, PropWire, DealMachine, InvestorBase, Podio (with ORADA), Slack, Zoom, Google Meet, Loom, JustCall, Smarter Contact, GeekPay, PandaDoc, Koalendar, Clockify, LastPass, iPostal, BlueVine, QuickBooks, Investor Boots, and more. 1. Deal Squad – Small Group Coaching $99/month Weekly deal breakdowns + live support Limited spots👉 Join: stan.store/markcool 2. Free Resources Blog: markcool.org 100+ podcast episodes on YouTube, Spotify & iTunes 3. JV Partnerships / Referrals 3% or $1,000 minimum📧 Email: mark@markcool.org 📊 This Week in the Business🧰 Full Tools Breakdown (By Category)🎯 Real Talk: A Tough Deal🔁 Platform Changes & Why📱 SMS Marketing Update🛠️ Tools Mentioned🚀 Want Help Leveling Up?

    37 min

  2. 11/11/2025

    How We Made $16K on an Owner Finance Deal + Building Rapport with Sellers in Text Marketing

    In this episode of Cool Wholesaling and Land Deals, I break down:- How we made $16K on the Grummen Street owner finance deal (down payment + cash flow + early payoff)- Our 9-loan portfolio generating passive income monthly- Building rapport with sellers in text marketing (why voice-to-voice matters)- Subject-to financing deep dive with real examples🔗 WORK WITH ME:→ Small Group REI Coaching: $99/month (limited spots) Book at: stan.store/markcool→ 1-on-1 Strategy Sessions: $199 Deal analysis, creative financing, text marketing help Book at: stan.store/markcool→ Bring Me Your Deal: JV partnerships available Email: mark@markcool.org→ Refer Me Leads: 3% commission on closed deals Email: mark@markcool.org📧 More at: MarkCool.org#realestateinvesting #wholesaling #ownerfinancing #textmarketing #creativefinancing #subjectto #realestate

    33 min

  3. 11/03/2025

    Sub2/ Creative deal breakdowns, plus Text Marketing and CRMs

    Wholesaling & Land Deals: Real Talk on Real Estate Investing #98In this episode, I'm covering the 17-month deal that's been kicking my ass, a super creative deal we just paid off (subject-to, seller financing, and more), our CRM switch from Resimpli, and a quick text marketing update.What we cover:6951 Johnson Road - The 17-month challenge and what went wrongText marketing update - This week's results and what's working1303 Patton Street - Creative deal breakdown: subject-to, seller financing, buyer financingPaying off a $23K seller note during our business crashHow we went from $150/month to $500/month cash flow on one dealWhy patience and communication saved this dealCRM switch: Why we left Resimpli and what we're using insteadReal talk. Real deals. Real lessons.Resources:🌐 Website & Blog: MarkCool.org🛒 Products & Tools: MarkCool.org/storeGot questions? Drop them in the comments - I read them all and use your questions for future episodes.#wholesaling #realestateinvesting #landdeals #creativefinancing #subjectto #sellerfinancing #textmarketing #realestate #realestatecrm

    38 min

  4. 10/27/2025

    My Wholesaling Business Crashed: How We Rebuilt from Near Collapse| Cool Wholesaling & Land Deals #98

    After a few years of steady growth and over $1M in revenue, our business hit a wall in 2025. Revenue dropped, deals stalled, and I was seriously considering shutting everything down and going back to solo investing.  Instead, I made the hardest decisions of my career - letting 3 team members go and cutting hours for 2 more, cutting expenses to the bone. This is the raw, unfiltered story of what went wrong, what we did to survive, and where we are now. Website: markcool.org 🚀 Level up your real estate game:join the Deal Squad REI Accelerator Mondays at 4 pm ET:  https://markcool.org/real-estate-investing/real-estate-investing-coaching/ #RealEstateInvesting #Wholesaling #RealEstateBusiness #Entrepreneur #SmallBusiness #BusinessLessons #RealEstateWholesaling #LandInvesting #REI #RealEstateEntrepreneur #BusinessGrowth #Entrepreneurship #RealEstateInvestor #WholesaleRealEstate #BusinessComebacks

    35 min

  5. 09/10/2025

    Text Blasting for Buyers and Sellers + the Boomerang Method ~Cool Wholesaling & Land Deals LIVE #94

    In this episode with Mark and Jasper -Text blasting to sell properties and find cash buyers - Listener questions about SMS marketing - Discussing the "walk away"/"the boomerang" technique for negotiating with sellers - Tools, inspiration, and more 🎙️ Welcome to Cool Wholesaling and Land Deals- Real Estate Investing Real Talk! LIVE Sundays from 12-1 pm ET on Youtube Hosted by Mark & Jasper Cool — a father-son duo with over 12 years of combined experience, hundreds of deals closed, and millions in revenue earned through real estate investing. 💼 What You’ll Learn: ✅ Proven real estate & wholesaling strategies ✅ Advanced marketing tools & techniques ✅ The mindset needed to build a successful investing business ✅ A behind-the-scenes look at how we run our businesses day-to-day 🌐 Connect With Us Online:🔗 Jasper's Linktreehttps://linktr.ee/jaspercool_ 🌎 Mark CoolWebsite: https://markcool.org/real-estate-investing/ 📸 Instagram: @coolwholesaling.landdeals 📘 Facebook: Mark Cool Real Estate Investing 🎵 TikTok: @coolwholesaling 📚 Free Ebook — How to Get Started in Land Investing:👉 https://markcool.org/free-e-book-land-deals/ 🎤 Interviews: Our Origin Stories 📝 Show Notes Below 👇 Deal Machine for postcards and more Geek Pay for owner financed deals Cody Hofline podcast recommended Dan Sullivan and Benjamin Hardy- 10x is easier than 2x

    59 min

  6. 06/03/2025

    Creative Financing, PPC Lead Gen, Deal Break Downs, and more! _ Cool Wholesaling and Land Deals #77

    In this episode we discuss results from 6 months of PPC lead generation spending, and we break down a couple of deals from lead to closing including a subject to purchase with an owner finance exit.Join us for real talk about real estate investing and wholesaling!With over 12 years in the business, 100’s of deals closed, and millions in revenue, Mark and Jasper are sharing their experiences with the intention of help others succeed in real estate investing/ wholesaling.Our channel also covers advanced strategies, marketing tools, and the mindset required for success. Plus, you’ll get a sneak peek behind the curtain of how we've built our businesses and what the journey looks like day to day.Find us on the web:Jasper Linktree: https://linktr.ee/jaspercool_Mark: Website: https://markcool.org/real-estate-investing/FREE Ebook on Land Investing: https://markcool.org/free-e-book-land-deals/Interviews- How We Got Started and Built Our Businesses:Mark: https://youtu.be/FRw2xwUn9F4Jasper: https://youtu.be/mWRbCIMZmiY Show notes:Investorbase- dispo platformBooks and pods:Nick HuberScott GallowayAlan SteinSomewhere.com and Scale Army for hiringIG: @coolwholesaling.landdealsFB: Mark Cool Real Estate InvestingTikTok: @coolwholesaling

    42 min

  7. 04/29/2025

    Boost Off-Market Deals with These Lead Generation Hacks! 🚀 | Cool Wholesaling and Land #73

    🚀 Boost Your Off-Market Deals with These Proven Lead Gen Hacks! 🚀 Are you tired of guessing which strategies work for generating quality real estate leads? This episode is your ultimate guide to mastering lead generation for off-market deals and scaling your wholesaling business. Hosted by Mark and Jasper, we break down actionable insights and success stories to help you avoid common pitfalls, save time, and maximize ROI. 🎯 Here’s what you’ll learn:- Why SMS marketing is a game-changer and how to get a 6.5x ROI using tools like Launch Control and Smarter Contact.- How to leverage direct mail for higher ROI and create consistent lead flow.- Cold calling tips, including the best dialers and strategies to ensure results.- Driving for dollars techniques and cost-effective methods to find hidden opportunities.- The importance of tracking KPIs (like cost per lead and cost per deal) for smarter decisions.👊 Pain points solved:- Stop wasting time and money on ineffective strategies.- Learn how to confidently navigate legalities like TCPA compliance.- Discover how to negotiate better deals with real-life examples.Whether you're new to real estate wholesaling or looking to scale your business, this episode is packed with practical strategies to take your investing game to the next level. 💡 Drop your biggest lead generation challenges in the comments, subscribe for more real estate tips, and share your thoughts below! Start closing more deals now and building the life you’ve always wanted! 🌟With over 10 years in the business, 250+ deals closed and millions in revenue, we share real-world stories and expert insights from our two wholesaling/ investing businesses to help you grow your business and achieve financial freedom.And More...Our channel also covers advanced strategies, marketing tools, and the mindset required for success. Plus, you’ll get a sneak peek behind the curtain of how we've built our businesses and what the journey looks like day to day.Find us on Social Media:Jasper Linktree: https://linktr.ee/jaspercool_Mark:IG: @coolwholesaling.landdealsFB: Mark Cool Real Estate InvestingTikTok: @coolwholesalingWebsite: https://markcool.org/real-estate-investing/FREE Ebook on Land Investing: Stan.store/markcoolInterviews- How We Got Started and Built Our Businesses:Mark: https://youtu.be/FRw2xwUn9F4Jasper: https://youtu.be/mWRbCIMZmiY #leadgeneration #salesfunnel #howtogetrealestateleads #realestateleadgeneration #realestatewholesalingCHAPTERS:00:00 - Intro01:36 - SMS Marketing Strategies05:09 - Data for Lead Generation07:45 - Effective Texting Techniques08:35 - Fail Forward Approach09:58 - Texting Legality in Real Estate12:48 - Direct Mail Campaigns17:55 - Cold Calling Tactics18:30 - Tracking Your Numbers21:35 - Cold Calling ROI Insights22:15 - Recycling Caller IDs23:55 - Cold Calling Software Tools29:24 - Other Lead Generation Methods30:14 - Free Lead Sources for Wholesalers30:27 - Affordable Lead Sources30:39 - Mid-Level Lead Sources Explained32:30 - High-Cost Lead Sources33:25 - Budget-Friendly Marketing Methods37:38 - Mid-Level Marketing Strategies39:08 - Premium Marketing Techniques41:38 - Deal of the Week Highlights42:11 - Jasper’s Featured Deal47:55 - Judgment That Almost Killed the Deal51:10 - Final Numbers Breakdown51:15 - Mark’s Deal Review Insights53:51 - Land Deal Discussion59:08 - Mark's Knocked Deal Story1:00:57 - Weekly KPIs Review1:02:42 - Buyer Backed Out Before Closing1:05:29 - More Contracts Than Ever1:07:45 - Hard Lessons in Real Estate1:09:53 - Community Updates1:10:23 - Outro#RealEstateInvesting #WholesalingRealEstate #LandFlipping #VacantLand #LandDeals #HowToWholesaleRealEstate #RealEstateInvestingTips #YourFirstWholesaleDeal #ScalingYourBusiness

    1h 9m

  8. 04/29/2025

    Top 7 Lists to Pull for Wholesalers | List Pulling Tips| Cool Wholesaling and Land Deals #75

    In this episode, we dive into one of the key elements of successful wholesaling: list pulling. We’re breaking down the Top 7 lists every wholesaler should be pulling to find motivated sellers and close more deals. We’ll also share real-world tips on how to fine-tune your lists for better quality leads, avoid costly mistakes, and supercharge your marketing efforts. We cover list pulling for houses and for land.Plus deal break downs, victories and challenges, tools and tips, and a discussion abbout H797- is North Carolina outlawing wholesaling? Join us and level up your wholesaling game!Our channel also covers advanced strategies, marketing tools, and the mindset required for success. Plus, you’ll get a sneak peek behind the curtain of how we've built our businesses and what the journey looks like day to day.Find us on Social Media:Jasper Linktree: https://linktr.ee/jaspercool_Mark:IG: @coolwholesaling.landdealsFB: Mark Cool Real Estate InvestingTikTok: @coolwholesalingWebsite: https://markcool.org/real-estate-investing/FREE Ebook on Land Investing: Stan.store/markcoolInterviews- How We Got Started and Built Our Businesses:Mark: https://youtu.be/FRw2xwUn9F4Jasper: https://youtu.be/mWRbCIMZmiY Show notes:Direct Skip, List Source, Skipify, Propwire, propstream were mentioned as list pulling platformsDirect skip is recommeended for skip tracingH797 Here’s How to Take Action:1. Find Your NC State Representative and SenatorYou’ll want to contact both your State House and Senate reps (they are not the same as your federal reps).Use this tool:https://www.ncleg.gov/FindYourLegislatorsJust enter your address or ZIP code, and it will show:Your NC House RepresentativeYour NC State SenatorTheir phone numbers and emails2. Contact Them with a Clear MessageSample Message (Edit as Needed):Subject: Please Oppose House Bill 797 – Protect Small Real Estate EntrepreneursDear [Representative's Name],I am a resident of [Your City/County], and I urge you to oppose House Bill 797, which would effectively ban independent residential property wholesalers in North Carolina.As a small business owner who runs a virtual wholesaling operation, I provide valuable services to homeowners who need to sell quickly and to investors who help revitalize properties. This bill threatens to eliminate ethical, transparent investors like myself—while creating barriers for aspiring entrepreneurs and increasing government red tape.I strongly believe that we can protect consumers without stifling honest, small-scale investors who are simply creating win-win opportunities in the real estate market.Please vote NO on H797 and stand with small business owners in North Carolina.Sincerely,[Your Name][Your Contact Info]#WholesalingRealEstate#RealEstateInvesting#ListPulling#MotivatedSellers#RealEstateLeads#WholesalingTips#RealEstateMarketing#FatherSonTeam#WholesalingSuccess#TopListsForWholesalers#LeadGeneration#InvestingPodcast#RealEstatePodcast#RealEstateHustle#OffMarketDeals

    1h 25m
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About

I'm Mark Cool, and I've been closed over 150 deals in the past few years- wholesaling and flipping vacant land. This podcast is where I share what's actually working in my business—the wins, the losses, and the lessons learned in the trenches. ✅ Real deal breakdowns and strategies ✅ How to find and close deals with motivated sellers ✅ Marketing that works: SMS, direct mail, PPC ✅ Land investing tactics for consistent profits ✅ Honest conversations about building and scaling an REI business No fluff. Just real experience from someone doing deals.

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