Everything I would want to know if I were the one selling.

Where the money goes, mine included.

Every closing runs through a licensed, independent title company. They hold the funds in escrow, they check the title, and they pay you directly. Your proceeds never pass through my account.

I get paid at that same closing. If I have assigned the contract, my fee comes out of the buyer’s funds, not out of your side of the ledger. Ask the title company what that fee is and they will tell you — so will I, if you ask me first.

If you already have a title company you trust, we will close at yours. If you do not, I will give you the options and you pick.

I am buying the right to purchase your home, and I may sell that right to another buyer for more than I agreed to pay you.

You may cancel any time before closing. If you cancel, your earnest money is returned to you within 30 days.

Missouri requires this in writing, as a separate document, at least 14 days before you sign. Most wholesalers will bury it. Mine is on the front page.

Take anything I give you to a lawyer, an agent, or an appraiser first. That is not a formality — I would rather you did.

If you live in the home and it is in foreclosure, you have five business days to cancel after you sign — and you cannot sign that right away.

Kansas calls someone in my position an equity purchaser and puts rules on how I may contract with you. The cancellation right is not waivable, by me or by you, and no contract I hand you will try.

Kansas does not require the wholesaler disclosure that Missouri does. You will get it from me anyway, in writing, on the same terms as a Missouri seller.

If your house is not in foreclosure, none of the above binds me. I will still work to it.

What I acquire when you sign is a contractual right to buy your house — not ownership — and I may sell or assign that right to another buyer, for more than I agreed to pay you.

Texas lets an unlicensed buyer assign a purchase contract only if the nature of that equitable interest is disclosed in writing to the seller and to any potential buyer. Without that disclosure the assignment is treated as unlicensed brokerage. You get it in writing, as a separate document, before or when you sign.

I have not given you an opinion of what your house is worth. Texas is a non-disclosure state — actual sale prices are not public record — and the price in the agreement is a negotiated cash price, not a valuation. You may get more by listing with a licensed broker.

Have your own attorney read the agreement and the disclosure before you sign either one.

Before we enter any binding agreement, I must tell you in writing that I am a wholesale buyer — someone who signs a purchase contract and assigns it to another buyer.

If I fail to do that, you may cancel the contract at any time before close of escrow, without penalty, and keep any earnest money I paid.

The statute applies to residential property with fewer than five dwelling units, and it requires the disclosure in writing before any binding agreement. That is the whole of the requirement, and I meet it on paper, signed, before you sign anything.

Before you sign, the agreement itself tells you in bold, large print that I intend to market and assign my interest under it, and that I may assign it for more than I agreed to pay you.

Tennessee puts these disclosures inside the written agreement rather than in a separate document. Yours will say, in large bold type: I am not buying the house to live in it; the difference between your price and what an assignee pays is mine and does not come out of your proceeds; and you are free to sell to someone else, list with a licensed broker, get an appraisal, or consult an attorney first.

If I assign, I give you written notice of the effective date at least three business days beforehand. Your price does not change.

Before any binding contract, you sign and date a separate written statement, in bold type of at least twelve points, acknowledging that I am a wholesaler acting on my own behalf who may assign the contract for a profit.

I am prohibited from entering a binding contract to buy your house until you have signed that statement. If I fail to present it, that is an unfair or deceptive practice under Ohio law and you have a cause of action against me.

The statement says plainly that I do not represent you, that I may assign the contract to a third party without your consent before closing, and that the agreed price may be below market value. Anyone is entitled to seek legal or professional advice before signing, and I would rather you did.

Nevada does not require a wholesaler disclosure. You get a written notice from me before you sign anyway.

It says I am a buyer for my own account, not your agent; that you pay me nothing; that I may assign the contract or resell for more than I agreed to pay you and keep the difference; and that I have not told you what your house is worth.

If a notice of default has been recorded against the property, Nevada’s foreclosure-purchaser rules (NRS 645F.300 to 645F.450) may apply. Nothing I ask you to sign waives, shortens or limits your rights under them.

01 · Day one

You send the address

Three questions, about forty seconds. I read it myself, usually the same day.

02 · Days 1–3

I check the record

County deed, taxes, liens, code violations. I tell you what I find, including anything that hurts my position.

03 · Then

We walk it, or we do not

No pressure to let anyone in. If the numbers cannot work, I say so here rather than later.

04 · Only if you want

An offer in writing

With the disclosure attached, and at least 14 days before anything needs signing.