Donovan Ruffin has quickly made a name for himself in real estate. Starting at just 20 years old, his story isn’t about a silver spoon or overnight success—it’s about grit, hustle, and a no-excuses attitude. Whether you’re a seasoned investor or someone looking to get started, Donovan’s journey is filled with actionable insights and inspiration. Here’s how he built his thriving career in real estate, starting from almost nothing.
How Donovan Got Started in Real Estate
Donovan grew up in Ohio before moving to Texas around seven years ago. Like many young professionals, he started with a sales job but soon realized he wanted more. The turning point? A friend shared how much he was making in real estate wholesaling, including an $18,000 check from a single deal. That lit a fire.
Without formal training or family connections in real estate, Donovan jumped in headfirst. He asked his friend to teach him the ropes, and the two teamed up. This partnership laid the foundation for what would become Donovan’s booming business.
Closing the First Deal Without Resources
Most people hesitate to take that first step, but Donovan didn’t. His first deal came from a handwritten “bandit sign” made with a permanent marker. Someone desperate to sell called the number on his sign, which led to Donovan negotiating a deal in Garland, Texas.
That deal earned him $4,000—not a life-changing sum, but proof it could work. More importantly, he learned invaluable lessons. “I didn’t know anything,” Donovan admitted. Yet, he kept asking questions and adjusted along the way.
Actions Over Analysis
While many new investors overprepare by reading tons of books and taking courses, Donovan took the opposite approach. He didn’t overcomplicate it. Without a fancy contract or a guidebook, he made it happen by creating his own resources, including using Microsoft Word to draft contracts.
This action-first mindset became a recurring theme in Donovan’s career. Too many people spend months or years preparing without ever taking action. For Donovan, the key was simple: start before you feel ready.
Overcoming Challenges at a Young Age
Donovan closed his first deal at age 20. By that time, most people were barely navigating adulthood, let alone putting houses under contract. With no money, no credit, and no experience, what he did have was work ethic.
Instead of buying expensive marketing materials, he went to Walmart, purchased poster boards, and started advertising. Duct tape signs, handwritten messages, and sheer hustle got the leads rolling in.
This “work with what you have” mentality highlights an important lesson: resourcefulness beats resources every time.
Evolving Into Fix-and-Flips
While his journey began with wholesaling, Donovan eventually transitioned into fix-and-flip projects. Why? The profit margins were higher, and he wasn’t afraid to take on the extra effort for bigger paydays.
He now focuses heavily on these projects, using a simple formula for evaluating each opportunity. His golden rule? Buy properties at 75% or less of their after-repair value (ARV) minus repair costs.
This approach ensures every deal has room for profit, even in a market where competition is fierce.
Staying Profitable: Minimum Margins and Timeframes
Early in his journey, Donovan took on any deal that hit his 75% ARV threshold, regardless of the potential profit. But experience taught him to tighten his criteria. Today, he won’t take on a deal unless it has a minimum profit margin of $20,000, especially if it requires weeks of effort.
On average, his fix-and-flip projects take about three months to complete. Between waiting for sellers to move out, renovations, cleaning, and listing, this timeline allows him to manage expectations and keep the process seamless.
Funding Deals: From Personal Savings to Private Investors
Initially, Donovan funded his deals with whatever capital he had saved up. However, he quickly recognized the limitations of self-funding. Scaling required outside financing.
He pivoted to private investors, pitching them on the security real estate provides. With properties purchased well below market value, investors saw low risk and high potential returns. Donovan’s pitch was simple: their investment was backed by tangible assets, ensuring safety even in a worst-case scenario.
The Number One Rule: Know Your Numbers
For Donovan, the cardinal rule of real estate is knowing your numbers. Miscalculating ARVs, repair costs, or holding expenses can lead to disaster. He stresses discipline in accurately evaluating every deal before committing.
“Real estate is just math,” he says. “If the numbers work, the deal works.” This no-nonsense approach keeps emotions out of decision-making and ensures profitability.
Avoiding Analysis Paralysis
While knowing your numbers is critical, Donovan also understands the danger of overthinking. Real estate moves fast, and waiting too long can cost you a deal.
To streamline his decision-making, he relies on tools like Papilio to analyze data quickly. These resources help him avoid over-analysis while still being thorough.
Mistakes and Lessons Learned
Not every deal is a home run. In one case, Donovan trusted someone else’s numbers without doing his own research. While the deal didn’t lose money, the profit wasn’t worth the stress and effort involved.
That experience taught him a valuable lesson: trust your team but always verify the numbers yourself. Accountability is essential, even when you have trusted partners.
The Power of Networking
For Donovan, networking isn’t a chore—it’s a lifestyle. He makes sure everyone within five feet of him knows he’s in real estate. Why? Because every person could connect him to potential deals.
His advice is simple: make contacts wherever you go. Build relationships, and soon opportunities will start coming to you.
The Sacrifices Behind the Success
Success in real estate requires personal sacrifices, and Donovan has made plenty. Early on, he cut ties with certain friends who didn’t align with his goals. While it wasn’t easy, he knew it was necessary.
Surrounding himself with like-minded, competitive individuals elevated his focus and ambition.
Vision and Goals: Staying Focused
Donovan attributes much of his success to setting clear goals. He keeps a list of his objectives in plain view—right above his bathroom mirror. This constant reminder keeps him on track, holding himself accountable every day.
In the next 12 months, his goals include flipping 25 houses and earning $1 million. But his ambitions go beyond money. He’s determined to spend more time with family, especially his grandmother, after years of sacrificing personal time to build his business.
Beyond Real Estate: Diversifying Success
Donovan hasn’t limited himself to real estate. He owns a marketing company, which he funded using profits from his property deals. This diversification reduces risk while allowing him to explore new opportunities.
Real estate, he says, provides the financial foundation to pursue other passions, whether starting businesses or traveling the world.
Giving Back and Providing Value
Donovan’s success isn’t just about personal gain. He takes pride in creating opportunities for others, whether it’s employing a construction crew or partnering with wholesalers. Real estate has allowed him to help others while building his own legacy.
Final Thoughts: Why Real Estate Works
Real estate offers more than financial rewards. It provides the freedom to design the life you want. Whether it’s pursuing hobbies, spending time with loved ones, or starting side businesses, the possibilities are endless.
For aspiring investors, Donovan’s story is proof that hard work and action—not excuses—are the real keys to success.
Want to connect with Donovan Ruffin? Reach out on social media:
- Facebook: Donovan Ruffin
- Instagram: @TheDonovanRuffin
