Profit from houses you never buy.

Wholesaling: find discounted deals, get them under contract, then assign the contract to a cash buyer for a fee. No down payment, no renovation, no tenants — just the spread.

How it works

You're the middleman who gets paid for finding what cash buyers can't find themselves:

Find a motivated seller — someone with a distressed, vacant, or unwanted property they'd sell below market value for speed and certainty.
Analyze the deal — confirm the after-repair value from comparable sales, estimate repairs, and make sure the numbers leave room for you and the buyer.
Contract — sign a purchase agreement with the seller, with an inspection period that lets you walk away if the numbers don't hold up.
Assign — sell your position in the contract to a cash buyer for an assignment fee (often $5,000–$15,000). The buyer closes with the seller; you never own the house.

Two ways to find deals

1. Off-market, direct to seller. The best deals never hit listing sites. Pull public lists of high-equity absentee owners and tax-delinquent properties, drive neighborhoods looking for vacant or distressed houses ("driving for dollars"), and reach out directly — mail, door-knocking, or cold calls where legal. You're looking for motivation, not just houses.

2. Stale MLS listings. The shotgun approach: filter listings sitting 90+ days with price cuts. The seller has already told the market they're flexible — call the listing agent, ask what's going on, and make a fast cash offer. Less hunting per deal, more competition.

The math: MAO

Every deal runs through one formula — your Maximum Allowable Offer:

MAO = ARV × 0.70 − repairs − your fee

Example: a house worth $200,000 fixed up (ARV), needing $30,000 in repairs, with you targeting a $10,000 assignment fee → MAO = $140,000 − $30,000 − $10,000 = $100,000. Offer above that and either your fee or the buyer's profit disappears — and buyers who don't profit don't come back.

Copy-paste prompt: your deal analyzer

Your unfair advantage: paste this into any AI assistant and get a wholesaling coach that runs your numbers, writes your scripts, and keeps you out of trouble:

Act as my real estate wholesaling coach. I'm a beginner working toward my first wholesale deal. 1. DEAL ANALYSIS: I'll give you a property's details — asking price, after-repair value from comps, estimated repair costs. Run the MAO formula (ARV x 0.70 minus repairs minus my $10,000 assignment fee) and tell me my max offer and whether the deal works. 2. SCRIPTS: give me a short, honest script for contacting a homeowner — who I am, why I'm calling, and how to ask if they'd consider a cash offer. No sleaze, no pressure tactics. 3. BUYER LIST: explain how to build a cash-buyer list from zero — where to find buyers and exactly what to say to them. 4. CONTRACTS: explain what an assignment contract is in plain English, and which clauses protect me (inspection period, earnest money, right to assign). Start by asking me about my market and my experience level. Be concrete — no fluff, no guru hype.

One click, then paste it into ChatGPT, Claude, or any AI assistant.

Stay legal

Wholesaling rules vary by state — some restrict assigning contracts without a license, and marketing a house you don't own can cross into unlicensed brokerage in some places. Before your first deal: learn your state's assignment laws, always use a proper written assignment contract, and talk to a local real estate attorney. The fee isn't worth a legal mess.

Profit from houses you never buy.

How it works

Two ways to find deals

The math: MAO

Copy-paste prompt: your deal analyzer

Stay legal

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