3 Deals in 2 Months: Real Estate Investment Exit Strategies That Work

One investor, three sellers, three different exits, and over $55,000 in potential profit.

Key Takeaways

• Real estate investment exit strategies are the planned ways an investor turns a contract or property into profit, such as wholesaling, flipping, renting, or creative finance.
• Ben Riehl closed three deals in two months with three different exits: a wholesale deal, a sub-to agreement, and a hybrid deal.
• The deals produced a $25,000 wholesale fee, a listing commission, and a projected $30,000 sub-to profit. That was one of our best results, not a typical one. Outcomes depend on market, budget, offer and follow-up speed.
• Subject-to and seller financing can save stuck deals, but due-on-sale clauses make attorney review essential.
• A CRM that logs calls, sets reminders, and stores contracts lets one investor run several deals at once.

Table of Contents

1. Why Real Estate Investment Exit Strategies Decide Your Profit
2. Ben Riehl's Case Study: 3 Deals, 3 Different Exits
3. The 8 Real Estate Investment Exit Strategies Compared
4. How to Choose the Right Exit for Each Deal
5. How Hesel Media Helped Ben Close Three Deals in Two Months
6. What Real Estate Investors Can Learn From Ben
7. Final Thoughts on Creative Exit Strategies
8. Frequently Asked Questions
9. References

Why Real Estate Investment Exit Strategies Decide Your Profit

Most deals do not die at the offer. Instead, they stall because the investor has only one way out. When the seller wants more or repairs run high, a single exit leaves you stuck.

That is why real estate investment exit strategies matter so much. At Hesel Media, we see it daily with investors who receive seller inquiries from our Meta campaigns. In fact, the ones who close consistently carry several exits and pick the right one for each seller.

Ben Riehl is a clear example. In just two months, he closed three deals with three different exits. Below, you will see how. Then you will get a side by side comparison of eight exits, backed by top real estate books.

Ben Riehl's Case Study: 3 Deals, 3 Different Exits

Ben turned flexibility into an advantage. Because he worked across mixed markets and seller expectations, he never forced one solution onto every seller.

Challenge 1: High Seller Expectations

Ben's biggest hurdle was price. For example, some sellers wanted full market value for houses that needed big repairs. Meanwhile, others felt emotionally attached and struggled to accept lower offers.

To close the gap, Ben did three things:

• Used market data to build credibility: He showed comps and repair cost estimates to justify every offer.
• Focused on seller motivations: He found each seller's pain point, like financial strain or a need for speed, and shaped the offer around it.
• Stayed professional: When sellers pushed back, he stayed calm and reframed the talk around his benefits.

Challenge 2: Three Complex Deals at Once

Running three deals at once took precision, since each one had its own demands:

• A wholesale deal with tight timelines.
• A sub-to agreement that involved creative financing.
• A hybrid deal that needed extra coordination with buyers and sellers.

Ben relied on Hesel Media's CRM tools to track follow-ups and progress. As a result, every step moved forward on time.

The Results: $55,000+ in Potential Profit

Here is what Ben's approach produced:

• Three deals closed: a wholesale deal, a sub-to agreement, and a hybrid transaction.
• Diverse profit streams: a $25,000 wholesale fee, a listing commission, and a projected $30,000 profit from the sub-to agreement.
• A bigger skill set: Ben gained confidence using creative exits in complex seller situations.

In his own words: "These deals taught me that creativity isn't just helpful in real estate; it's essential for maximizing success."

"A seller who says no to your cash offer is often saying yes to a different exit."
Hesel Media

The 8 Real Estate Investment Exit Strategies Compared

So which exit fits which deal? The table below compares the eight exits investors use most. Use it as a starting point, then run your own numbers.

Now let's break each one down.

Wholesale: Fast Cash With Little Capital

Wholesaling is often the first exit investors learn. In fact, Merrill (2014) calls it the quickest way he knows to profit in real estate. He notes residential deals usually take three to six weeks once under contract.

Better yet, the risk stays manageable. Contingency clauses and a small deposit let you control a valuable property for a set time (Merrill, 2014). Plus, you line up a buyer while you are still under contract.

Next, choose how to exit. You can assign the contract, so your buyer steps into your shoes. Or you can double close, buying with short term funds and reselling right away (Merrill, 2014).

Morby (2023) adds a key detail: your purchase contract should state that it is assignable. He also says wholesale fees average roughly $5,000 to $40,000. Ben's $25,000 fee sits right in that range.

Wholetail: A Light Touch for a Retail Buyer

Wholetailing sits between wholesaling and flipping. First, you buy the property. Then you clean it up, make small fixes, and list it for a near ready sale. Often, it works best when the house is already in fair shape.

However, wholetail means you must actually close. That requires cash, private money, or transactional funding. Also, every month you hold the property adds taxes, insurance, and utilities.

Fix and Flip: More Work, More Upside

Scott (2013) splits flipping into two paths. Wholesalers resell fast without repairs, while rehabbers fix the house and resell it. Rehabbing creates more options. Even so, it demands strong contractors and agents.

Taxes matter here too. Scott (2013) warns that flip profits count as business income, not investment income. On top of that, many flippers owe self-employment tax, which carries a 15.3% rate according to the IRS. So talk to a CPA before your first flip closes.

Meanwhile, Morby (2023) offers a twist he calls "sub-tail," short for subject-to retail. He buys subject-to, keeps the existing debt, renovates, and sells retail. In his view, this avoids lender fees and lowers his upfront exposure.

BRRRR: Recycle the Same Capital

BRRRR stands for buy, rehab, rent, refinance, repeat. Greene (2019) says it follows traditional investing steps in a new order. In practice, you pay cash, add value, rent it out, and refinance last.

That order changes everything. Because the bank values the property after the rehab, you pull more money back out (Greene, 2019). He calls this the velocity of money. For example, recovering your capital every three months could fund four homes a year.

Rental Hold: Slow and Steady Wealth

Holding a rental is the simplest long term exit. Still, Morby (2023) says rentals are often a poor first strategy for new investors. After all, tenants can be hard on houses, and turnover eats returns.

That said, he believes every long term investor should own some rentals for income and tax benefits (Morby, 2023). Turner (2020) adds a vital rule: be extremely conservative. In other words, assume higher vacancy, rising taxes, and costly repairs, then buy only if the numbers still work.

Seller Financing: The Seller Becomes the Bank

With seller financing, the owner carries the loan instead of a bank. Morby (2023) likes to say the seller graduates from landlord to lender. Then you pay the seller over time, often with little down.

But there is a catch. Seller financing works only when the owner holds the property free and clear (Morby, 2023). If a mortgage exists, you move into subject-to territory. Once you own either deal, you can resell it on a wrap and earn the spread between terms.

Subject-To: Take Over the Existing Loan

Sub-to is short for "subject to the existing financing." Rather than paying off the loan, the investor takes over the existing payments (Morby, 2023). That is how Ben helped a seller move on without a large upfront payment.

Morby (2023) outlines six steps. First, confirm the loan terms. Next, measure the equity and pick your exit. Then check for back taxes, decide if the seller needs cash, and hire an attorney or title company. He puts that legal cost around $500 to $1,000.

However, the lender still has a say. Tyson and Griswold caution that a lender may refuse to let you step into the borrower's shoes (Tyson & Griswold, 2015). So they urge investors to have a legal advisor check for assumption and due-on-sale clauses.

Novation: Partner With the Seller on a Retail Sale

A novation replaces the original contract with a new one that adds a third party. Unlike sub-tail, the investor does not close escrow (Morby, 2023). Instead, everyone gets paid at the end when the house sells retail.

This exit suits a seller who wants a bigger share and can wait. In short, novation trades speed for price. Sub-tail, by contrast, pays the seller up front and puts you on title.

How to Choose the Right Exit for Each Deal

No single exit wins every time. Instead, Turner (2020) compares creative strategies to tools in a handyman's box. The more tools you carry, the more jobs you can take.

Use these filters before you make an offer:

• Seller's real goal: Morby (2023) shares a two step method from Jerry Norton. Start with a low all cash offer, then counter with creative terms. This shows if the seller wants less now or more later.
• Equity and debt: Free and clear points to seller financing. A low rate loan with thin equity points to subject-to.
• Your capital and credit: Bad credit can limit your exits when you must close yourself (Merrill, 2014). Assignments ease that limit.
• Your timeline: Wholesale and wholetail pay fast. Rentals and BRRRR build wealth slowly.
• Your worst case: Scott (2013) tells investors to stay proactive and always know their worst case scenario.

Finally, remember Turner's first rule of creative investing. You need even better deals than cash buyers, because creative terms do not fix a bad price (Turner, 2020). For offer tactics, read our guide to real estate deal negotiation strategies.

How Hesel Media Helped Ben Close Three Deals in Two Months

Ben's results were no accident. Instead, they came from guidance, proven systems, and creative problem solving.

Motivated Seller Campaigns Delivered Ready Sellers

First, Hesel Media's targeted campaigns changed where Ben spent his time. Rather than chasing cold contacts, he talked with sellers who were ready to act.

• Precision targeting: Campaigns reached motivated sellers whose properties matched Ben's criteria.
• Seller pain points addressed: Ads highlighted quick closings, flexible terms, and relief from financial strain.
• Fast outreach: Ben connected with sellers quickly, so strong opportunities did not slip away.

Creative Deal Structuring and Streamlined Systems

Hesel Media's coaching also helped Ben use creative structures. For instance, he used sub-to agreements to take over existing mortgages. He also built hybrid deals that blended wholesaling with creative financing. Above all, he learned to read each seller's needs and adapt.

Meanwhile, Hesel Media's CRM tools kept him organized:

• Track seller interactions: Every call, email, and follow-up stayed logged.
• Set automated reminders: Contract deadlines and follow-ups never slipped.
• Centralize documents: Contracts, agreements, and notes lived in one place.

"Your exit strategy is only as good as the conversation that uncovers what the seller truly needs."
Hesel Media

What Real Estate Investors Can Learn From Ben

1. Master More Than One Exit

Because Ben knew wholesaling, sub-to agreements, and hybrid deals, he could close in very different situations. So learn several real estate investment exit strategies and meet sellers where they are. Our guide to real estate wholesaling strategies is a good start.

2. Focus on Motivated Sellers

Ben spent his time on sellers who were ready to move. As a result, his process stayed lean.

3. Stay Organized Across Multiple Deals

Juggling deals is hard without a system. Therefore, track progress, store contracts, and schedule follow-ups in one place.

Final Thoughts on Creative Exit Strategies

In the end, Ben Riehl proved one investor can close three very different deals in two months. He matched each seller to the right exit and stayed organized.

Better yet, the same playbook works for you. Learn the eight exits, respect the legal risks of creative finance, and plan a backup exit before each appointment.

When you want a steady flow of motivated sellers, Hesel Media can help. Our Meta campaigns and trained ISAs fill your calendar, so you can focus on closing.

Frequently Asked Questions

What are real estate investment exit strategies?

Real estate investment exit strategies are the planned ways an investor turns a contract or property into profit. The most common exits are wholesaling, wholetailing, fix and flip, BRRRR, and long term rentals. Creative exits include seller financing, subject-to, wraps, and novation agreements. Each one pays differently. For example, a wholesale deal pays a one time fee within weeks, while a rental pays cash flow for years. The right choice depends on the seller's goal, the equity, your capital, and your timeline. So smart investors plan at least two exits before they make an offer. That way, if a seller rejects a cash price, they can pivot to terms instead of losing the deal. Ben Riehl used this approach to close a wholesale deal, a sub-to deal, and a hybrid deal in two months. Always have an attorney review creative finance contracts in your state.

How did Ben Riehl close three real estate deals in two months?

Ben Riehl closed three deals in two months by pairing Hesel Media's targeted campaigns with creative structuring and organized systems. Along the way, he used a wholesale deal, a sub-to agreement, and a hybrid deal, then tracked every step in a CRM.

What is the difference between wholesale and wholetail?

The difference between wholesale and wholetail comes down to closing. A wholesaler assigns or double closes and usually skips repairs. By contrast, a wholetailer buys the house, cleans it up, and lists it, which takes more cash and carrying costs.

Is a subject-to deal legal?

A subject-to deal is generally legal, but it carries real risk. Still, the loan stays in the seller's name, and most mortgages include a due-on-sale clause. Therefore, always use a qualified real estate attorney and a title company that knows creative finance.

When does BRRRR beat a fix and flip?

BRRRR beats a fix and flip when you want long term wealth instead of a one time check. Refinancing after the rehab returns your capital so you can buy again (Greene, 2019). A flip, by contrast, ends with a taxable sale.

What is a novation agreement in real estate?

A novation agreement in real estate replaces the original contract with a new one that adds a third party. Here, the investor partners with the seller to sell retail, and everyone gets paid at the end. It suits sellers who want a higher price and can wait.

How can investors stay organized when managing multiple deals?

Investors stay organized across multiple deals with a CRM that logs calls, sets reminders, and stores contracts. In fact, Ben Riehl used Hesel Media's CRM tools this way to run a wholesale deal, a sub-to deal, and a hybrid deal at once.

References

• Greene, D. (2019). Buy, rehab, rent, refinance, repeat: The BRRRR rental property investment strategy made simple. BiggerPockets Publishing.
• Internal Revenue Service. (n.d.). Self-employment tax (Social Security and Medicare taxes). https://www.irs.gov/businesses/small-businesses-self-employed/self-employment-tax-social-security-and-medicare-taxes
• Legal Information Institute. (n.d.). 12 U.S. Code 1701j-3: Preemption of due-on-sale prohibitions. Cornell Law School. https://www.law.cornell.edu/uscode/text/12/1701j-3
• Merrill, T. (2014). The real estate wholesaling bible: The fastest, easiest way to get started in real estate investing. Wiley.
• Morby, P. (2023). Wealth without cash: Supercharge your real estate investing with subject-to, seller financing, and other creative deals. BiggerPockets Publishing.
• Scott, J. (2013). The book on flipping houses: How to buy, rehab, and resell residential properties. BiggerPockets Publishing.
• Turner, B. (2020). The book on investing in real estate with no (and low) money down (Rev. ed.). BiggerPockets Publishing.
• Tyson, E., & Griswold, R. S. (2015). Real estate investing for dummies (3rd ed.). John Wiley & Sons.