Share the property
Start with the address, condition, and the timing you would prefer.
For property owners
A clear way to evaluate the house without fixing it first.
Share the property, see how the numbers were reached, and compare every reasonable route before you decide. Nothing changes because you took time to think.
What happens
Four steps, with the important parts in writing.
No public showings or repeated walkthroughs. If the numbers cannot work, that answer comes early.
See the research
I review ownership, public records, likely repairs, and realistic resale value.
Compare the routes
You can compare the written proposal with listing, repairing, renting, or waiting.
Close through title
Only after written agreement. A licensed title company handles escrow and payment.
Counteroffers and alternatives
The right answer is not always the investor route.
Every proposal should make the tradeoff visible, including why another route may produce a better result.
Option 1
Contract and investor closing
Best fit: Usually strongest when speed, repairs, vacancy, title issues, or certainty matter most.
Tradeoff: The price is normally below a retail listing because the buyer takes on the work and resale risk.
Option 2
List with an agent
Best fit: Usually strongest when the house is market-ready and maximizing the sale price matters more than timing.
Tradeoff: Allow for preparation, showings, inspection requests, commissions, and a less certain closing date.
Option 3
Repair, rent, or wait
Best fit: Can be strongest when you have the time, cash, and interest to manage the property yourself.
Tradeoff: You keep the repair, carrying-cost, tenant, and market risk while you wait for the return.
How the money moves
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.
01
You choose the title company
Yours, or one of the licensed firms I work with. Your call, not mine.
02
They hold the earnest money
In escrow, in their account. Not in mine.
03
They run the title search
Liens, probate, anything on record gets found before closing, not after.
04
They pay you at closing
Directly, out of escrow. Your proceeds do not route through my account on the way to you.
05
And they pay me
If I assigned the contract, my fee is paid at the same table out of the buyer’s funds. It is a real number and you are entitled to know it.
Your rights — state by state
The law makes me tell you this. I would anyway.
Each state protects you differently, and which one applies depends on where the house is. Choose the property's state to read the complete plain-language summary.
Missouri — § 407.3600, RSMoFrom 28 Aug 2026
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.
Kansas — K.S.A. 58-2342In force now
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.
Texas — Tex. Occ. Code § 1101.0045In force now
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.
Arizona — A.R.S. § 44-5101In force since 2022
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.
Tennessee — Tenn. Code §§ 66-4-401 to -403In force now
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.
Ohio — ORC § 5301.95From 2 Mar 2026
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 — no wholesaler disclosure statuteVoluntary
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.
No commitment required
Tell me what you are working with.
Start with the address. Personal contact details come at the end.