High-Volume Wholesaling & Hard Money Lending: Scalable Disposition Strategies That Close 50+ Deals a Month

In an episode of the DealMachine Real Estate Investing Podcast, Chris Eymann shares how his high-volume disposition model and private lending strategy have evolved to move 50–70 investment properties a month. Want to hear the full interview? Watch the full episode below:

A Streamlined Focus: Disposition at Scale

Chris operates a high-volume real estate disposition company that closes between 50 and 70 wholesale transactions each month across Arizona and Florida. He no longer manages acquisition marketing.

Instead, he partners with teams that drive motivated seller leads, typically through direct-to-seller strategies like TV advertising, and handles all sales efforts in exchange for a flat fee plus performance bonuses. This structure keeps acquisition costs off his books while maximizing efficiency and accountability.

“All I do now is sell the houses. I get a flat fee. I am just a dispo company now.”

His model emphasizes predictable output, speed to close, and a large opt-in buyer base cultivated over decades. It is this focus and the systems behind it that allow his team to consistently deliver high-volume results.

Key Markets: Why Phoenix and Florida Work

Chris primarily operates in Phoenix and Florida, markets with high investor demand and reliable housing stock. Phoenix, in particular, offers block construction through the mid-1980s, minimal natural disaster risk, and mid-tier property values that make rehabs viable.

Homes built in the 1970s or later often have PVC plumbing, updated wiring, and modern layouts, limiting unknowns behind walls and under slabs. Institutional buyers are also active in Phoenix, driving liquidity and supporting consistent exit values.

In Florida, block construction is standard, and demand is strong across many metros, especially due to weather resilience and migration trends.

Compliance-Driven Lead Strategy

While Chris has tested cold calling, texting, direct mail, and TV ads in the past, he has shifted entirely to compliance-friendly methods.

Texting, once a high-response tactic, carries substantial legal risk due to telemarketing regulations. A single outbound message linking to a service-based website can create a compliance trail, exposing investors to litigation. Chris stepped away from mass texting as carrier filtering tightened and penalties increased.

His solution? A clean, email-driven disposition funnel powered by a vetted and opted-in buyer list.

The Email Engine: Two Touchpoints Daily

Chris maintains a buyer list of over 12,000 contacts and sends 25,000 emails daily through morning and evening inventory blasts. Each email features batches of new deals and directs traffic to a property portal with essential details: square footage, lot size, bed/bath count, asking price, photos, and recent comparable sales.

He prices properties at roughly 70% of ARV, leaving sufficient margin for rehab and investor profit. This format supports scale while minimizing inbox fatigue and platform costs.

Why He Doesn’t Quote Rehab Budgets

Chris intentionally avoids providing rehab estimates to buyers. His network of contractors, volume discounts, and sourcing strategies allow him to execute projects at significantly lower costs than newer investors.

Quoting a $30,000 rehab that costs a beginner $50,000 creates friction and undermines credibility. He avoids referring contractors for similar reasons; performance can vary, and he prefers to stay outside the liability chain.

Instead, he shares accurate property data and recent comps. Buyers can run their own numbers based on their crews and finish standards.

Building a Durable Buyer List

Chris’s buyer list was built through local presence and long-term trust. As president of a Phoenix-area real estate club, he regularly teaches workshops and has hosted educational sessions at title companies and brokerages. These efforts, dating back to the post-2008 foreclosure wave, have created a high-quality database of active investors.

Before digital tools, Chris built relationships one by one, using walkie-talkie phones and hand-written notes. He prioritized closers, cleaned his list regularly, and maintained professional communication. That disciplined approach still underpins his list segmentation and send strategy today.

From Tech to Real Estate: His Start

Chris holds a math and computer science degree and started in IT before being laid off during the tech downturn of the late 1990s. A second layoff pushed him toward real estate. After earning his license, he closed a $9,000 commission deal and quickly transitioned to investing.

He studied foreclosures for months before buying his first auction property. Within his first quarter, he completed three flips and cleared $60,000. That success funded his exit from tech and launched his career in real estate investing.

Early Wholesaling: Pre-Social Media

Chris began investing in wholesale real estate by assigning foreclosure auction wins. In Phoenix, auction winners must pay with certified funds within 24 hours. He offered to assign his bid for a small fee, typically around $3,000.

This was before social media or mainstream wholesaling terminology. His buyer list grew organically as fellow investors began relying on him for consistent inventory.

Pricing Based on Pattern Recognition

In his early foreclosure years, Chris developed strong pattern recognition. He assessed properties by checking water service (to confirm vacancy), inspecting through rear windows, and evaluating kitchen layout and visible finishes.

Today, while access restrictions are tighter, those instincts still guide his pricing strategies and help him guide buyers on scope and risk.

Adding Lending: Control and Profit

In 2003, Chris began offering hard money loans to the same buyers purchasing his wholesale properties. This vertical integration allowed him to control more of the transaction and add a parallel income stream.

His underwriting focuses on investor flips, factoring in purchase price, ARV, rehab scope, and borrower plan.

“The buyer who takes a deal today needs a loan tomorrow. By offering financing, I keep them in my ecosystem.”

2008 Crash: Hard Lessons, No Bankruptcy

Before 2008, Chris used a bank credit line to fund loans. When values collapsed, he lost $4.8 million of his own capital and $1.5 million of friends-and-family money. He chose not to file for bankruptcy. Instead, he halted interest accrual and paid everyone back over seven years.

That experience reshaped his view of leverage. Today, he avoids institutional credit lines with rigid covenants. His lending model is now funded through private investors, friends, family, and local contacts, who are paid 10% while he earns a spread by charging 12.9% to borrowers.

This flexibility allows him to hold loans through downturns and avoid forced sales.

Launching a Hard Money Fund

As average note sizes increased alongside Phoenix property values, Chris could no longer pair individual investors with large loans. Securities law prevents splitting a single note across multiple investors without a license.

To scale his lending business, he launched a perpetual fund. The fund pools investor capital and purchases notes as a single buyer. It earns interest on loans and redeploys cash as deals pay off.

The fund also leverages bank lines for up to 50% of a note’s face value, raising the yield on equity through spread-based financing. Investors receive detailed reporting, capital statements, and quarterly updates via white-label software. The fund targets returns in the low-to-mid teens after expenses.

Chris seeded the fund with his own capital and uses a legally compliant structure that initially limits non-accredited investors. Once it transitions to a 506(c) fund, broader public promotion will be permitted.

Compliance Awareness by Design

Chris has experienced firsthand how small oversights can trigger regulatory issues. From state-level registration requirements in Utah to gray areas around texting, he prioritizes opt-in marketing, email transparency, and clearly delineated investment activities. His business systems are built to withstand audits and shifting legal standards.

Technology with a Purpose

While Chris monitors AI and automation tools, he does not chase trends for novelty. His tech adoption is guided by practical outcomes: finding more buyers, improving segmentation, and maintaining efficient outreach. Email remains his highest-ROI channel.

“The market keeps changing. The fundamentals of buying right, selling well, and protecting capital will not.”

Lessons for New Investors

Chris offers the following guidance:

• Choose your market carefully. Favor areas with newer housing stock, mid-tier price ceilings, and strong investor demand.
• Avoid quoting rehab numbers. Let buyers create their own scope.
• Build a real buyer list. Relationships matter more than automation.
• Don’t rely on rigid debt. Private capital with aligned incentives creates resilience.
• Study first, act second. His first foreclosure took five months of research.
• Protect your name. Reputation compounds across cycles.

Frequently Asked Questions (FAQs)

What is real estate disposition in wholesaling?

Disposition, or "dispo," refers to the sales side of wholesaling, marketing, and selling contracted properties to end buyers. In high-volume models, a dedicated dispo expert manages this process to move deals efficiently and profitably.

How does partnering on acquisitions and dispositions work?

In a split model, one partner handles lead generation and acquisitions (often through TV ads or direct outreach), while the other manages sales and dispositions.

This allows each side to focus on their strengths, align incentives, and scale more efficiently.

Why is Phoenix considered a strong market for real estate investors?

Phoenix offers investor-friendly housing stock (mostly post-1970s), low weather risk, and steady buyer demand.

These factors create fewer surprises in rehab and make it easier to underwrite deals, which is ideal for both flippers and buy-and-hold investors.

Why doesn’t Chris provide rehab estimates to buyers?

Chris avoids giving rehab budgets because investor costs vary significantly. He prefers to provide accurate data (e.g., square footage, comps, condition) so buyers can calculate their own numbers based on their contractors, material choices, and renovation standards.

What’s the benefit of building a private hard money fund?

A private fund enables Chris to pool capital from multiple investors and lend more flexibly. This structure avoids reliance on bank covenants and gives the fund control during market fluctuations, which helps protect both capital and borrower relationships.