Welcome back to Flip the Script! In Episode 10, Deba Douglas and Jared Sandler break down the real role wholesalers play in a real estate investor’s journey — and how to work with them the right way.

Wholesalers often get a bad rap, but the truth is many investors find some of their best deals through them. The key? Knowing how to protect yourself. Deba and Jared discuss why due diligence is non-negotiable, how to verify ARVs and comps, what to look for in contracts (including assignment fees and double closes), and why communication and boundaries matter from day one.

They also share insider strategies for negotiating deal prices, protecting your earnest money, building credibility as a buyer, and maintaining strong relationships in a surprisingly small real estate community. Plus, they tackle what to do when an appraisal comes in low — and how to balance protecting your reputation with protecting your wallet.

Whether you’re a new investor navigating wholesalers for the first time or a seasoned buyer looking to sharpen your approach, this episode gives you practical tools to find inventory, avoid common traps, and close smarter deals.

And wholesalers… if you’re listening — Deba’s ready for a deal at 75% of ARV minus repairs. Let’s go.

In Episode 9 of Flip the Script, Deba Douglas and Jarret Sandler dive deep into one of the most misunderstood tools in real estate investing: hard money.

After catching up on speaking engagements, charity events, and travel chaos, the crew breaks down:

🔥 What You’ll Learn in This Episode

• Why hard money is not a last-resort option — it’s a scaling vehicle
• How investors use speed (4–6 day closings!) to win deals in competitive markets
• Why interest rates are just a line item, not a barrier
• How 100% financing and strong reserves give investors breathing room
• The rookie mistakes first-time investors make when they look at points & rates
• Why “using other people’s money” is the backbone of portfolio growth
• Deba’s take on flips vs. rentals when choosing one-story vs. two-story properties
• How comps, flow, and market conditions dictate smart investing decisions

💬 Favorite Quotes

📲 Connect with Deba

Instagram: @debaflipstexas
Facebook: Deba Douglas

In this episode of Flip the Script, Jared Sandler and real estate investor extraordinaire Deba Douglas break down what it really takes to scale your investing business beyond that first deal. From building systems and hiring the right help to leveraging lender relationships and keeping overhead low, they cover the do’s and don’ts of growing without overextending.

💡 Key insights include:

• When (and when not) to hire help — and why a virtual assistant may be your first move
• Why systems, organization, and discipline matter more than flashy deals
• How repeat business and strong lender relationships can open doors
• The danger of chasing the HGTV mirage vs. sticking to the numbers
• Common mistakes new investors make when scaling too fast

Whether you’re planning your second deal or looking to take your portfolio to the next level, this episode is packed with actionable advice to help you scale smart, stay disciplined, and grow for the long haul.