How to Compete in a Declining Equity Market: Devin’s Sub2 + Wrap Method Explained

In this episode, Brandon Bateman sits down with Devin Robinson to break down exactly how he raised over $2 million in capital after losing everything when hedge funds dried up overnight. Devin shares his complete system for raising capital through social media, converting low-equity deals into profitable wrapped notes, and building a real estate fund during one of the hardest markets in 30 years.

Whether you're wholesaling, flipping, or looking to scale with private money, this conversation delivers actionable strategies you can implement immediately. Devin reveals how he went from having just 2 private lenders to managing 40+ fund investors, all while transitioning from traditional wholesaling to becoming the bank on sub-2 seller finance deals.

Plus, Devin breaks down the psychology of high-net-worth investors, why they care more about impact than returns, and how he positions his fund to attract capital from people who've never invested in real estate before.

📖 What You'll Learn

✅ How Devin raised $2-3 million in his first 6 months of active capital raising

 ✅ The exact social media strategy for attracting investors without being pushy

 ✅ Why low-equity sub-2 deals work when you wrap them on seller finance notes

 ✅ How to convert listed properties into profitable wrapped notes at 8-9% interest

 ✅ The foreclosure system that dominated the NC/SC market after 2021

 ✅ How to position yourself as the bank instead of the landlord

 ✅ How to use old 401(k) money for real estate investments

 ✅ Why impact-driven messaging attracts more capital than pure financial returns

 ✅ How to qualify investor leads using Instagram polls and engagement

 ✅ How to close deals in 1-3 days when you control the capital

🕐 Time Stamps

0:00 - Devin's Origin Story: From LA Hood to Charlotte Real Estate

 3:27 - Getting Started: Discovering Wholesaling on TikTok

 5:58 - The Hedge Fund Crash: 70 Deals to 4 in 90 Days

 13:06 - Sub-2 Strategy Explained: Being the Bank vs Being the Landlord

 17:09 - Why Sub-2 Isn't an Amateur Move (When Done Right)

 18:57 - Raising Capital: From 2 Lenders to 40 Fund Investors

 23:25 - The Golden Rule: Controlling the Money Controls Everything

 31:46 - Social Media Strategy: Sharing Journey and Impact

 36:10 - Getting Into Bigger Rooms Raises Your Ceiling

 39:40 - The Exponential Game of Capital Raising

 42:43 - What to Do Right Now to Start Raising Capital

 46:17 - Wrapping Up: Resources and Next Steps

#RealEstateInvesting #CapitalRaising #Wholesaling #SubjectTo #SellerFinance #RealEstateFund #Foreclosures #PrivateMoney #RealEstateMarketing #InvestorMindset #CreativeFinancing #RealEstateEducation 

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