Let's Talk With Dawn
NOVATION STRATEGY FOR WOMEN WHO ARE DONE WALKING AWAY
You're not losing deals.
You're walking away from deals you already had.
The formula you were taught said to cancel the contract. It was wrong. There's a second number — and a tool built for exactly that moment.
Sound familiar?
You're not stuck because
you can't find deals.
You're stuck because you don't know what to do with the ones you already have.
She got the seller to say yes. She got the contract signed. And then the numbers didn't cooperate — no investor would bite, the margins are thin, and she let it die.
That's not a bad deal. That's a missing tool. Novations exist specifically for that moment — and the mentorship teaches you exactly how to use it.
"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."
"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.
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 build rapport. But the moment you introduce a Novation — or hear "I want retail" — something tightens. That 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
After the Mentorship
Spotting a Novation opportunity before the seller even finishes talking
Seller conversations that closes without pressure
Running numbers with confidence
A clear daily action plan — single morning
Understanding the contract so paperwork never kills a deal
Managing the close calmly from listing to paid
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 built this business to help homeowners — and to earn the income and freedom to move through life freely."
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. 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.
Real women. Real closings.
These aren't cherry-picked wins. They're what
happens when women with drive get a real
systmem 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
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
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.
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
The deal you gave up on last month?
That's where we start.
You don't need more leads. You need to know what to do with the ones you already have. Enrollment is open now — you don't need to wait. You start the week you're ready, and the system that turns deals into closing goes to work with you.
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 Workbook 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 guide
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.
Let's Talk With Dawn
© 2025 Let's Talk With Dawn. All rights reserved. | This program does not constitute legal or financial advice.
