Donovan Ruffin is not your average entrepreneur. By the age of 23, he had already generated over $1 million in revenue through real estate investing, proving that age and experience aren’t prerequisites for success. Coming from a small-town background with limited resources, Donovan carved his path with grit, creativity, and a knack for solving problems. His story isn’t just inspiring—it’s a roadmap for anyone looking to break into real estate or scale their business.
Humble Beginnings
Raised by a single mother alongside four siblings, Donovan didn’t come from wealth or privilege. He learned early on that if he wanted something, he’d have to earn it. Whether it was mowing lawns or picking up odd jobs, hard work was a constant. This hustle mentality carried into adulthood, particularly when he started real estate with no credit, no money, and no licenses.
Donovan’s entry into the field was sparked by a friend’s success in wholesaling. After seeing his friend earn a large check, Donovan’s curiosity turned into action. His friend recommended the book Flip by Nick Ruiz—a step-by-step guide for getting started in wholesaling. Donovan devoured the knowledge and hit the ground running.
Starting Small: The Wholesaling Playbook
With no budget for flashy marketing, Donovan’s strategy was simple: bandit signs. Using handmade poster boards from Walmart, he advertised his services and set out to land his first deals. Spending weekends putting out signs and following up with leads, he closed six wholesale deals within six months, earning roughly $30,000 part-time.
This wasn’t easy. At the time, Donovan worked 70-80 hours a week at his full-time job in marketing. But he used his evenings and weekends wisely, squeezing every ounce of time into building his real estate hustle.
The Leap to Full-Time Real Estate
After proving to himself that he could generate consistent income from real estate, Donovan knew it was time to scale. He quit his full-time job and poured everything he had into growing his business. His first year saw him earn $100,000, but instead of pocketing all the profits, Donovan reinvested aggressively. This allowed him to secure more deals, market more effectively, and bring on a team to help him grow.
Building a Team and Systems
Donovan quickly realized he couldn’t do everything alone. One of his early lessons was understanding his strengths and outsourcing his weaknesses. He began building a team to handle non-strategic tasks, such as putting out bandit signs, managing title work, and vetting leads.
He also embraced technology, using tools like SimpleCrew to track his bandit signs and Propelio for MLS comps and lead management. This allowed him to focus on higher-value activities, like negotiating deals and closing contracts.
Marketing That Works
Marketing is the backbone of any successful real estate business, and Donovan has mastered it by combining tried-and-true methods with modern tech.
Bandit Signs
Bandit signs remain one of Donovan’s most effective tools. In the early days, he handled this personally, nailing signs to trees with a hammer. As his business grew, he outsourced this task to a reliable team, with each member placing around 100 signs per week.
Pay-Per-Click Ads
Another key strategy Donovan uses is paid ads on Google. While pay-per-click (PPC) is expensive, he spent time learning the ropes by watching tutorials and consulting with experts in the field. This method now drives a steady flow of leads into his business.
Mailers and Word of Mouth
Direct mail and networking also play a role in his marketing mix. In one case, Donovan even secured a $20,000 deal through a connection on Snapchat. This highlights the importance of building a strong personal brand, both online and offline.
Deal Evaluation Made Simple
Donovan approaches deal evaluation with efficiency and focus. For wholesale and fix-and-flip opportunities, he only needs two things up front: clear pictures of the property and an address.
Using Propelio, he runs comps quickly to determine the potential value of the deal and whether it’s worth pursuing. His approach is straightforward—every deal comes down to math and minimizing risk. If the numbers work, he moves forward.
Why He Doesn’t Carry Business Cards
One of Donovan’s more unconventional practices is refusing to carry business cards. His philosophy: if you’re leaving a card, you didn’t close the deal. He prefers to build trust and close agreements on the spot, ensuring his efforts lead to actionable results.
Fix-and-Flips vs. Wholesaling
While Donovan started with wholesaling, today his primary focus is on fix-and-flip projects. Here’s how he decides which route to take:
- Fix-and-Flips
- Ideal when properties only need light to moderate renovations.
- Faster turnaround makes private money loans more affordable.
- Higher profit margins, especially in areas with strong buyer demand.
- Wholesaling
- Best for deals with less equity or properties outside his target criteria.
- Can generate quick cash without tying up resources.
The Importance of Networking
Donovan credits much of his success to surrounding himself with the right people. His advice? Look at the last five people you texted. If they’re not helping you grow, you may need to re-evaluate your circle.
He also emphasizes the value of giving before you take. Early in his career, Donovan reached out to experienced investors and offered to work for free, just to learn from them. This approach helped him build relationships, gain knowledge, and establish credibility.
Breaking the Millennial Stereotype
As a young investor, Donovan is aware of the stigma surrounding millennials: lazy, entitled, and unwilling to put in the work. He rejects this notion entirely, proving that hard work and consistency trump stereotypes every day of the week.
His advice to his generation? Delete your excuses. Whether it’s lack of time, money, or experience, there’s always a way forward if you’re determined to find solutions.
Lessons Learned from Mistakes
Not every deal has been a home run. Donovan openly shares stories of flips that took longer to sell or didn’t generate the profit he expected. However, each mistake taught him valuable lessons about estimating repairs, choosing the right markets, and understanding buyer preferences.
Final Advice for Aspiring Investors
Donovan’s journey from a broke beginner to a millionaire by 23 is proof that success is within reach for anyone willing to put in the work. Here are his parting tips:
- Get Started: Don’t overthink it. Start small, even if it’s just putting out bandit signs or knocking on doors.
- Stay Consistent: Real estate is a numbers game. The more offers you make, the more deals you’ll close.
- Reinvest: Use your profits to grow your business instead of spending on unnecessary luxuries.
- Network: Surround yourself with winners and absorb everything you can from their experiences.
Remember, every successful investor was once a beginner. If Donovan can succeed with minimal resources and no experience, so can you.
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