The Big Picture on Wholesaling in Real Estate:

    • Real estate wholesalers act as middlemen by putting properties under contract at a low price and assigning the contracts to buyers for a fee, without ever owning the properties. This requires minimal upfront cash but demands effort to find deals and buyers.

    • Wholesalers must build strong networks of buyers and maintain an understanding of local regulations. Some states have restrictions on assignment fees, so working with a real estate attorney can help avoid legal complications.

    • While wholesalers skip repair and financing hassles, they face risks like buyers backing out or sellers refusing to close. Having contingency clauses in contracts and a list of cash buyers reduces these risks, ensuring smoother transactions.
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Real Estate Wholesaling

People talk about real estate wholesaling almost as if it’s cheating. Many even question whether it’s legal. Is it too good to be true? Perhaps.

But what is real estate wholesaling, anyway?

Real estate wholesalers never actually own the properties they put under contract. Instead, they simply flip the contract to an end buyer — and earn a markup for their trouble.

It’s the closest thing to a quick buck in real estate.

Is real estate wholesaling legal? What skills do you need as you learn how to wholesale real estate? What kinds of profits can you earn as a real estate wholesaler?

Strap in and hold onto your britches.

 

What Is Wholesaling Real Estate?

Real estate wholesalers find properties at a bargain price and put them under contract. But they don’t close on the properties themselves — they find some other real estate investor to buy at the closing table.

Operating as middlemen, real estate wholesalers mark up the end sales price. They assign the contract to the end buyer and collect their assignment fee (their margin) at settlement, where the actual real estate transaction takes place. For reference, the end buyer in real estate is the investor or organization who purchases a property but isn’t involved in the initial stages of the process.

In other words, a real estate wholesaler typically finds motivated sellers willing to accept a low sales price. Between signing the sales contract and closing, the wholesaler finds an end buyer who agrees to pay a higher price for the property than the wholesaler’s contract with the seller.

 

What Is An Example Of Wholesale Real Estate?

Imagine a wholesaler finds a property worth $125,000 whose owner is willing to sell for $95,000. The wholesaler puts the property under contract and then offers it to their buyers list for $100,000.

The end buyer scores a great deal, effectively getting a $25,000 discount on the property. The seller gets a quick and certain sale, and the wholesaler walks away with $5,000 in cash as their margin.

This is all without ever having to purchase the property. That means no down payment, no financing hassles, and no messing around with contractors, repairs, permits, or inspectors. That’s how wholesaling in real estate works.

Because they never actually buy or own the property, real estate wholesalers don’t need much cash to get started. It’s one of the few ways to get started in real estate with $1,000.

 

How Much Do Wholesalers Make Per Deal?

Real estate wholesaling typically earn $5,000 to $20,000 per deal. However, this entirely depends on your choice or property and negotiating skills, so actual profits can vary. 

 

Is Real Estate Wholesaling Legal?

Yes, real estate wholesaling is legal. But do you need a real estate license to wholesale?

In most states, individuals do not need a real estate (or any official state-issued) license to wholesale real estate; they simply have the unofficial right to make money from their effort and negotiating prowess. However, some states have challenged using assignment or finder’s fees as illegal schemes to avoid having a real estate agent license.

Being a licensed real estate salesperson could hinder your efforts to score great deals. Licensed agents need to reveal their status as such when they make offers to put houses under contract.

Other regulatory bodies may limit the language and methods to be followed when soliciting distressed property for purchase.

According to attorney Brian Pendergraft, Maryland’s Protection for Homeowners in Foreclosure Act (PHIFA) prevents anyone acting as a potential buyer from claiming they are “assisting the homeowner in preventing foreclosure.” That’s why you need to learn what states need or require a license to wholesale real estate.

Potential real estate wholesalers should consult a real estate attorney to understand their state’s regulations before committing a blunder that could result in a lawsuit or an unpleasant experience with regulators.

 

How to Wholesale Real Estate in 2024

The secret to being successful in wholesaling real estate depends on learning two critical skills: (1) finding great real estate deals for wholesale and (2) finding buyers for them.

Wholesaling is a business that involves buying and managing rental properties or any other real estate business. Despite what critics outside the real estate industry might say, don’t confuse a quick sale with free or easy money.

 

Find Spectacular Off-Market Deals

Don’t expect to find wholesale deals on the MLS being publicly marketed by a real estate broker. By definition, these are properties selling for market pricing.

Instead, wholesalers look for motivated sellers, from distressed homeowners in foreclosure to frustrated landlords driving for dollars. Even in hot markets, wholesalers and investors can find good deals on real estate using tools like Propstream, Foreclosure.com, and Deal Machine. These tools can not only identify motivated sellers but also help with your marketing strategy, such as direct mail, emailing, or calling prospective sellers.

Note that distressed sales include more than just foreclosures. It can also mean properties in tax sale or with divorcing owners. Tools like Foreclosure.com can show you all the local distressed properties in your market, such as:

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A few other wholesaling strategies to find off-market properties include:

    • Use of “bird dogs.” Many wholesalers employ part-time assistants — usually college students to canvass neighborhoods and knock on doors to find potential sellers. The “bird dogs” typically work on a commission basis, being paid if and when the wholesaler puts a property under contract and profitably wholesales it.
    • Scouring public records. Tax filings and divorce court proceedings to identify potential properties likely to be on the market quickly is a common wholesaler strategy. For example, many older people’s homes are structurally sound but lack updating to current market tastes. Motivated sellers, such as out-of-town beneficiaries of an estate, might prefer to avoid the expense and time to bring the house to market conditions and would be willing to sell. Likewise, couples are usually anxious to move on with their lives amid a divorce. They may be willing to take a discounted price for a quick and sure sale.
    • Bandit signs. While not legal everywhere, those “We Buy Ugly Houses!” signs still work in many markets. Just make sure it’s legal in your city before you throw them up on every street corner; it’s not exactly hard for the police to find you with your phone number in huge letters across the sign.

Build a Network of Buyers

We’ve all heard the story about the dog who chases cars until he finally catches one, prompting him to wonder, “What do I do now?”

Wholesalers must build a network of local real estate investors who can quickly and decisively make a purchase to ensure they can unload the contract for a markup. After all, wholesalers don’t intend to buy the property themselves, so they need a long mailing list of prospective buyers.

Most buyers of distressed or undervalued real properties either intend to renovate the property to flip or keep it as a rental property through the BRRRR method. Accordingly, investors usually prefer to buy property in specific locations and price ranges. Knowing your buyer’s criteria and preferences beforehand eliminates wasted time and effort.

Your buyers might use investment property loans, of course. But they can get tripped up in underwriting, or their financing can fall through in other ways. Add as many cash buyers to your buyer’s list as possible.

Many house flippers rely on wholesalers as their sole source of deals. Using a wholesaler avoids the hassle of finding deals on their own.

You can find other buyers in local real estate investing clubs or online groups. SparkRental’s Facebook group for real estate investors is one of the largest online, with nearly 45,000 members. Remember that the more you network, the more likely you will meet potential buyers and sellers, lead sources, partners, and mentors.

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Wholesale Real Estate vs. Flipping

Flippers buy a fixer-upper, renovate it, and sell it for a profit. Long-term investors using the BRRRR method do likewise, except they refinance the property with a long-term mortgage instead of selling it.

Real estate wholesalers never take title to the property. They simply put it under contract and then assign that contract to an end buyer. That drastically reduces their risk, and they earn their profit immediately at closing.

 

Pros & Cons of Wholesaling Real Estate

Some of the advantages of wholesaling real estate include:

    • Minimum cash required: Getting started on wholesaling real estate doesn’t require much money. All you need is enough cash for the earnest money deposit.
    • No financing required: You don’t need to take out an investment property loan. All you need to do is iron out the purchase and sale agreements and contracts for your wholesaling outfit.
    • No repairs or contractors: Managing contractors and overseeing repairs are some of the biggest headaches in real estate investing, so wholesalers skip them entirely.
    • No permits or inspections: Because wholesalers don’t take title to the property, they don’t have to pull permits or hassle with local housing inspectors.
    • Low-risk way to learn how to find deals: You can learn the ropes of how to score great deals on properties without actually risking your cash on buying them.

Of course, real estate wholesaling isn’t all rainbows and butterflies. It comes with its downsides and risks. Some of the disadvantages of wholesaling real estate include:

    • Labor and costs to find deals and build a buyers list: Contrary to appearances, it takes a lot of time, effort, and sometimes money to find great deals on properties. That could include driving for dollars, direct mail campaigns, email and social outreach campaigns, voicemail campaigns, or any other marketing tactics to reach out to motivated sellers. Unlike passive investing in real estate syndications or real estate crowdfunding, it’s a business; you must treat it as such.
    • Risk of not finding a buyer: What happens if you can’t find a buyer for your contracted property? You could lose your EMD if you default or buy the property yourself. Are you prepared for this possibility?

 

How to Succeed at Real Estate Wholesaling: Support Personnel

In addition to bird dogs and an attorney familiar with real estate laws, successful wholesalers rely on several trusted professionals to streamline their wholesale transactions:

    • Contractor. A knowledgeable contractor can evaluate a property and identify the price for repairs or remodels to increase market value. Even though the wholesaler is pricing the property “as is,” this knowledge is an added benefit to potential buyers.
    • Appraiser. The ability to act swiftly is often the difference between acquiring a property or waiting on the church steps. Working with an appraiser who is available on short notice and understands the wholesaler’s objectives ensures that the purchase and projected sale prices leave room for a profit.
    • Title company. Wholesalers need title companies familiar with real estate wholesaling and assigned contracts. In some cases, they may opt to do double closings (more on that shortly), which requires an investor-friendly title company.

Pro Tip: Don’t try wholesaling as a real estate investment strategy if you hate networking.

 

How Do I Structure a Wholesale Contract?

In addition to the standard clauses, a purchase contract used by a wholesaler should include the following provisions:

    • Assignability. A wholesaler’s goal is not to own real estate but to have an exclusive right to purchase it at a specific price. This right is then sold to a buyer who will take possession of the property on closing. Accordingly, the sale agreement must be transferable to a third party without limitations. Any restriction on the right to assign reduces the value of the right to purchase.
    • Exit or Contingency. Wholesalers do not want to take ownership of their purchase-contracted properties. As a result, real estate purchase agreements should include a clause that allows the wholesaler to walk away under certain conditions if they can’t find a buyer. Securing an exit option may require sacrificing the earnest money deposit, so wholesalers should minimize this to reduce risk.

 

When & How Do Wholesalers Get Paid?

Wholesalers can structure their deals in several ways. One option involves conducting two settlements: one in which the wholesaler buys from the seller, and an immediate second settlement where the wholesaler sells to the real estate investor.

It’s an imperfect option for several reasons. First, it requires the wholesaler to raise the money to buy the home. Two settlements also mean two rounds of closing costs. Finally, the wholesaler risks the buyer failing to settle, leaving them stuck with a property they had no intention of owning.

But it has one huge advantage: it keeps the seller and investor completely separate, so neither objected to the wholesaler’s margin.

Some investor-friendly title companies allow a double closing. Double close in wholesale deals is where the buyer-investor’s money funds the seller without the wholesaler having to come up with the full purchase price.

Each title company handles these differently, so talk to as many as possible and find the best deal.

Alternatively, wholesalers can simply assign the real estate purchase contract and let the investor buy directly from the seller. That leaves the wholesaler with a problem listing their fee without angering sellers and lenders. The easiest option is simply to list an “Assignment Fee” on the settlement statement (more on this momentarily).

Depending on the terms of the two contracts (the seller/wholesaler and wholesaler/buyer), the wholesaler may be paid in either of two stages of the process:

    • Buyer’s purchase of the wholesaler’s contract with the buyer. The buyer pays the wholesaler when the buyer assumes the legal rights of the sales contract or
    • The closing of the transaction between seller and buyer. When funds and title of the property change hands, the wholesaler receives his fee.

Most investors prefer the latter stage to limit their expenses until the closing of the final sale. However, wholesalers should always collect a deposit from the investor to cover their earnest money deposit and other costs in case the investor proves unable to settle.

 

How Should I Take My Fee?

Decisions about the nature and timing of a wholesaler’s profit (or fee) generally depend on the regulation of real estate transactions in the state where the property is transferred. Common methods include:

    • Listing an assignment fee on the settlement statement. In these cases, the title company will pay the charge at an integrated closing, i.e., the buyer of the property replaces the wholesaler to create a single transaction between buyer and seller. However, some states consider an assignment fee as a disguised real estate commission and may require the wholesaler to have a real estate license to receive payment. For example, contracts to purchase HUD-financed homes or foreclosures generally aren’t assignable in any state. Wholesalers can sometimes get creative with what they call their fee, listing it as something obscure like “Buyer Acquisition Outreach Fee” so as not to anger sellers or lenders.
    • Receiving the profits from back-to-back transactions. In some states, a wholesaler must participate in back-to-back closings, the first to purchase the property from the property seller and the second – a transfer from the wholesaler to the final purchaser. This method may significantly increase the wholesaler’s costs since each transaction is likely to require double payments for a title search and real estate transfer taxes. In some cases, the wholesaler will be required to deposit his own funds to close the purchase before receiving funds from the subsequent sale. He may be required to take a short-term loan from a transactional lender.
    • Taking the fee separately from the seller or buyer. In some instances, a wholesaler might act solely as an agent for one of the two principals helping the seller find a buyer and vice versa. The fee for the service may be fixed, or a percentage of the sales price and is usually contingent on the transaction occurring. The agreement between the contracting party and his agent must be carefully drawn to avoid potential regulatory problems.

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Purchase Options vs. Purchase Agreements

In my younger years, I aggressively pursued a wholesale strategy with commercial warehouses and raw land, using 12- to 18-month option-to-purchase contracts. In most cases, I paid the property owner a fee equal to 2-5% of the purchase price for an exclusive right to buy the property over a specific period, the price for the option depending on the contracted sale price for the property. With the option in place, I searched for buyers, never taking ownership of the property.

In my case, some options expired at a total loss, others I sold for less than my cost, and I sold for various profit levels. Overall, my strategy was profitable.

In hindsight, that was probably due to the market environment of the time. Commercial properties in Dallas had been significantly overbuilt and financed by naive investor groups expecting a sure thing. Rather than ride out the real estate cycle, they preferred to take tax losses and move on to the next “hot” investment.

The use of options typically requires more capital than a purchase agreement with a walk-away contingency clause. Still, they’re another useful tool in your toolkit and give you a longer period to find a principal buyer.

 

What If I Can’t Find a Buyer?

Real estate wholesalers share a collective nightmare: putting a property under contract and then failing to find a buyer. Practically speaking, a wholesaler who cannot find an offsetting buyer has two choices:

    • Defaulting on the purchase contract. The wholesaler can refuse to close the purchase transaction, preferring to be liable to contract provisions that might include the loss of his earnest money. However, the best way to avoid such situations is to always include an exit contingency clause in your purchase contracts. This provision enables you to extinguish your obligation if you cannot find a buyer between the contract and closing dates. Any portion of your earnest money that can be recovered in such cases is a win.
    • Close the purchase and become a real estate “wholetailer.” Real estate professionals refer to wholetailing as a cross between wholesaling and flipping. Whereas some wholesalers inadvertently acquire properties, others intend to take possession (close) quickly, perform minimal rehabilitation or remediation necessary to list for sale, and remarket it. Wholetailing is typically practiced in states where disclosure of real estate sale prices is not required, and the purchase price will not affect the appraisal value.

Don’t like the risk or all the work involved in wholesaling properties? Invest passively in real estate crowdfunding or syndications instead.

 

More FAQs About Real Estate Wholesaling

Still have questions?

We get it wholesaling real estate can get tricky. These other common questions might help clear up wholesaling in real estate.

Is Real Estate Wholesaling Risky?

Wholesaling comes with its fair share of risks. The buyer could back out, or their financing could fall through or fail to settle for some other reason. That leaves you with a property under contract that you may be unable to close on yourself.

Or the seller could back out. New information could come to light about the property. Or any number of other curveballs could come at you. That’s part of being in business: you plan for every contingency you can think of, and adapt to the rest as you go.

Do You Need a License to Wholesale Real Estate?

In most states no, you don’t need a real estate license to wholesale real estate. A license could even hurt you, as you must disclose it to all sellers.

That said, some states don’t like wholesalers to charge assignment fees on the settlement statement. Check your state’s laws, and talk to an attorney when in doubt.

What Is a Wholesale Real Estate Contract?

The sales contract may mention that the wholesaler reserves the right to assign the contract to another buyer for a fee. Or it may not.

Is Wholesale Real Estate A Good Investment?

Wholesaling real estate isn’t an “investment” at all—it’s a business model. You don’t actually buy any assets; you simply act as a middleman and earn a finder’s fee. 

What Is Virtual Wholesaling?

Virtual real estate wholesaling works the same, except you do everything virtually. You never step foot on the property and may never meet the buyer or seller in person. You conduct every step of the wholesaling process electronically, relying on technology such as virtual tours, video calls, e-signatures for purchase contracts, and perhaps even a virtual settlement. Virtual wholesaling in real estate lets you flip contracts anywhere without needing to be near the properties, sellers, or buyers.

How Do I Make Money through Virtual Wholesaling?

The same way you make money through old-school property wholesaling: with an assignment fee. You earn a spread on what the end buyer pays and the sales price on the purchase contract.

How Do You Get Paid in Wholesale Real Estate?

That depends on whether you conduct a single settlement, list an assignment fee on the closing statement, or conduct two separate settlements and earn the difference between the two sales prices. See the section above entitled “How Should I Take My Fee.”

 

Final Word On Wholesaling In Real Estate

Is wholesaling real estate legal? You don’t have to be a licensed agent to do it in most areas. But that doesn’t make it as easy as it sounds, no matter how hot or cool the real estate market.

Real estate wholesaling comes with low cash requirements and the opportunity to learn the nuances of real estate investment at your own pace. Unlike investing in the stock market or buying a bond, your success wholly depends on your effort to find potential deals and negotiate effectively.

If you can find good deals on real estate and build a list of investor-buyers, you can earn good money as a real estate wholesaler.

Have you ever tried wholesaling as a real estate investing strategy? What were your experiences in the real estate wholesale business?

 

 

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About the Author

Michael Lewis is a landlord, entrepreneur, and personal finance expert. He reached financial independence and semi-retired, but loves writing and helping others build wealth – so he keeps doing it! Connect with him at MichaelRLewis.org to talk entrepreneurship, writing, or building wealth one brick at a time.

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