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.

 From house-hacking a duplex to coaching new investors, Chelsea shares the highs (a textbook first flip), the lows (a tough second deal), and the comeback: a Garland project targeted to finish in 40 days with ~$40K profit. We dig into mentorship, contractor management, draws, appraisals, and staying in the game when a deal goes sideways. 

 In this episode of Flip the Script, Jared Sandler and Deba Douglas bust common real estate investing myths and drop quick, actionable tips for success in today’s market. From startup capital and credit scores to contractor red flags and affordable housing strategies, we cover the questions every new and seasoned investor should be asking. Learn how to prepare for funding, avoid rookie mistakes, and pivot with confidence—even when the market shifts. 

Topics covered:

• Do you really need a lot of money to start?
• Is now a bad time to buy?
• How important is your credit score?
• Why flipping isn’t passive income
• Quick tips for spotting bad contractors
• Deba’s go-to formula for analyzing deals

Whether you're flipping your first house or scaling your rental portfolio, this episode provides the insights to help you make informed decisions.

Thinking about real estate investing but still working a full-time job? You’re not alone. In this episode, Deba and Jared dive into what it really takes to transition from a steady W-2 paycheck to building wealth through real estate—without quitting your job on day one. Learn how to turn your 9-to-5 into an asset, create structure around your limited time, and start analyzing deals before ever making an offer. Whether you want to replace your job or supplement your income, we break down strategies for building your team, managing projects, and overcoming fear with preparation and support.

This one’s for every investor who’s ready to take the first step—without jumping off the cliff.

In Episode 4 of Flip the Script, we sit down with Sean Allen—a former educator turned real estate investor—who walks us through his inspiring journey into the world of house flipping. From casually chatting with Deba at a birthday party to joining her mentorship program and completing four deals (including a recent six-figure flip!), Sean shares the real highs, lessons, and mindset shifts it took to succeed.

You’ll hear how mentorship helped Sean break through early roadblocks, overcome limiting beliefs, and step fully into the role of being his own boss. Deba and Jared highlight what makes Sean’s story so powerful—and how his approachable leadership style has become a blueprint for others in the space.

Whether you're thinking about your first deal or scaling up your portfolio, this episode is packed with real talk, real numbers, and real inspiration.

In this episode of Flip the Script, Jared shares his journey into the world of real estate investing—how a passion for opportunity and entrepreneurship led him from the broadcast booth to funding deals. Then, Deba breaks down the key risks real estate investors must consider when evaluating a potential deal, from market volatility to rehab surprises. Whether new to investing or looking to sharpen your strategy, this episode offers a unique blend of inspiration and practical advice.

Behind every successful real estate investor is a powerhouse team. In this episode of Flip the Script, Jared Sandler and Deba Douglas break down the essential players every investor needs in their corner—from lenders and contractors to title partners, agents, and mentors.

Whether you're flipping your first property or scaling a portfolio, the right team can make or break your success. Learn how to identify, vet, and build relationships with professionals who can help you confidently flip.

You’ll Learn:
The top 5 roles every investor should fill first
Red flags to watch for when hiring contractors or agents
How to structure long-term relationships with your lending partner
Real talk about communication, trust, and team synergy

💡 Build smarter. Flip confidently. Start stacking your dream team today.

In our premiere episode, hosts Jared Sandler and Deba Douglas pull back the curtain on Flip the Script—a podcast created to challenge conventional thinking in real estate investing. From their journeys in hard money lending and investment strategies, Jared and Deba share the why behind the show, what listeners can expect, and how they plan to deliver unfiltered insights that flip the traditional investor playbook.

Whether you're a first-time flipper or a seasoned pro, this episode lays the foundation for a more innovative, bolder approach to real estate success.