Let's Talk With Dawn
Wholesaling & Novation Coaching
Close Deals.
Build Freedom.
I closed over $650,000 in wholesale deals in five years not because I had the perfect path, but because I built a system that works. Now I'm teaching it to women who are ready to stop guessing and start closing.
Sound familiar?
You're not stuck because
you're not trying.
You're stuck because no one has given you a clear, step-by-step system built for today's market. Most wholesalers are working harder than they need to and walking away from deals that were already in their pipeline
Novations change that. This mentorship teaches you exactly how to use them.
"I keep walking away from leads I probably should have worked differently."
"I understand Novations in theory — I just freeze when it's time to talk to a seller."
"There are too many moving parts and I don't know what to do first."
"I'm doing the work. The deals still aren't closing. Something is off."
Here's the real problem
Three things that are
quietly killing your deals.
It's not your market. It's not your leads. It's the gaps most coaches never
address — until now.
01
You're forcing the wrong exit strategy
When a seller wants retail and your buyer wants a deep discount, most wholesalers cancel the contract and move on. But that deal isn't dead — it's just in the wrong box. Novations exist specifically for this moment. Not knowing how to use them means you're leaving money in deals you've already worked.
02
You don't have a daily action system
You have knowledge but not a rhythm. You know what a Novation is but you don't know what to do on Monday morning. Without a clear day-by-day structure, the week fills up with everything except the actions that actually move deals forward — and by Friday you're back at zero.
03
Your seller conversations break down at the offer
You can get a seller on the phone. You can build rapport. But the moment you have to introduce a Novation — or handle "I want retail" — something tightens. You hedge, you rush, or you back off entirely. That moment of hesitation is costing you deals that were already 80% done.
The transformation
What changes when you have
a real system behind you.
Before the Mentorship
Canceling contracts when sellers want retail
Freezing on seller calls because you don't know what to say next
Running numbers by gut feel and hoping they're right
No daily plan just reacting to whatever comes in
Avoiding the contract because the paperwork feels overwhelming
Watching deals fall apart near the finish line
Working hard without knowing if you're moving forward
After the Mentorship
Recognizing a Novation opportunity before the seller even finishes talking
Seller conversations that feel natural and close without pressure
Running numbers with confidence and knowing exactly what fits
A clear daily action plan you know what to do every single morning
Understanding the contract so paperwork never kills a deal
Managing the closing process calmly from listing to getting paid
A repeatable system not a collection of half-steps and guesses
This is built for you
Real guidance for women ready
to move differently.
New to wholesaling
You want to learn Novations correctly from day one — not after months of expensive trial and error.
Stuck and ready to pivot
You've been wholesaling but deals aren't converting. You need a new exit strategy that actually fits today's market.
Action-taker, not theory-collector
You're done with YouTube rabbit holes. You want a framework you can use on your very next seller call.
Investor working with wholesalers
You want to understand how Novation deals work so you can recognize and close the right ones when they land in your inbox.
Meet your coach
Dawn Simmons —
founder, investor, coach.
I closed over $650,000 in wholesale real estate deals in five years building a business that gave me something I didn't have before: real freedom. Freedom to travel, to choose my schedule, to move through life on my own terms.
I didn't take the traditional path. No college degree in a family where credentials were everything. What I had was drive, a willingness to learn, and the hunger to build something real on my own terms.
"I built this business because I wanted to help homeowners as well as the income and the freedom to travel and move around life freely."
Through Let's Talk With Dawn, I teach women the exact system I used step by step, deal by deal so they can close with confidence and build a business that works for their life, not the other way around.
The mission
"Assisting homeowners while closing deals is the goal. Financial freedom for you and your family is the point."
Student results
Real women.
Real closings.
These aren't cherry-picked wins. They're what happens when women with drive get a real system and real support behind them.
★★★★★
$15K closed in 15 days
"I almost gave up on what felt like a completely ghosted deal, but Dawn's Novation strategy helped me pivot, relist, and walk away with $15K in just 15 days. The confidence and step-by-step guidance I've gained has already helped me close."
Trenain
Coaching Program Student
★★★★★
$55K flip — Week 2
"Within just week 2 of joining Dawn's coaching program, she helped me reposition a seller conversation that turned into a $55K flip. That script truly changed everything for me."
Emma
Coaching Program Student
★★★★★
Clarity + a concrete plan
"The Wholesaling 2.0 Bootcamp was an absolute game-changer. The content was structured in a way that made even complex topics feel straightforward and doable no hype, just real strategies. I walked away with clarity and a concrete plan."
Valerie
Wholesaling 2.0 Bootcamp
Ready to go deeper?
Here's how to we work toghether.
Signature mentorship
Novation
Blueprint
A high-touch 10-week mentorship to identify, structure, and close Novation deals using a repeatable system not guesswork. Built for women who are done with confusion and ready to move.
5 core modules — market, numbers, conversation, contract, closing
10 live group coaching calls with Dawn
Weekly accountability & homework
Monthly office hours for 6-10 months
1-on-1 sessions available at Blueprint & VIP tiers
Three tiers: Foundation - Blueprint - VIP
Enrollment opens 3x per year. Join the waitlist to get ealy access.
Choose your level
Three tiers.
One transformation.
All tiers include the full 10-week curriculum, live coaching, community access, and one year of portal access. The difference is how much of Dawn you get.
Foundation
$3,497
or 6 payments of $583
📅 1-year portal access — all 5 modules
10-week curriculum (self-paced, 1 full year)
10 live group coaching calls
Private Facebook community
3 months of office hours
Weekly accountability text
All module downloads & worksheets
1-on-1 sessions with Dawn
Extended office hours
Direct messaging access
Blueprint
$4,797
or 6 payments of $800
Fast action: Save $400 — enroll within 72 hrs
📅 1-year portal access — all 5 modules
10-week curriculum (self-paced, 1 full year)
10 live group coaching calls
Private Facebook community
3 months of office hours
Weekly accountability text
All module downloads & worksheets
2 × 30-min 1-on-1 sessions with Dawn
VIP
$6,197
or 6 payments of $1,033
📅 1-year portal access — all 5 modules
Everything in Blueprint
4 × 30-min 1-on-1 sessions with Dawn
8 months of office hours
Deal review & written feedback
Priority response in community
30-day direct messaging access via client portal
First access to future cohorts & programs
Free resources
Start here on us.
Not ready to enroll yet? These free tools will change the way you look at the deals already sitting in your pipeline.
Free Tool
Deal Score Card
Stop canceling contracts because the numbers feel tight. This scorecard helps you identify the right exit strategy before you walk away from a deal that was already yours.
Free Guide
3 Signs a Lead Shouldn't Be Assigned
Learn how to recognize what a lead actually needs before you kill a good deal too early. Most of these leads aren't dead they just need a different exit.
Free Training
Wholesaling with Novations
The exit strategy that closes more deals. Perfect if you're starting out, stuck after your first contract, or afraid of running the numbers wrong.
Weekly newsletter
Deal Notes with Dawn
Every Wednesday, Dawn drops into your inbox with real strategies you can use on your next deal — no fluff, no filler, no recycled advice.
Market tips and what's shifting right now
Deal strategy breakdowns from real scenarios
Mindset and momentum for the solo operator
Early access when the next cohort opens
No spam. You can unsubscribe anytime.
As heard on
The Andrea Engstrom Show
Dawn breaks down real Novation strategies, real stories, and real results — including scripts, paperwork, and how to feel confident making offers. Built for busy women who want practical wins, not theory.
The Andrea Engstrom Show
Featuring Coach Dawn Simmons
Your next deal is closer
than you think.
Let's build the path.
Whether the cohort is open or you're getting on the waitlist your
next step starts right here, right now.
Let's Talk With Dawn
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