Deed Atlas
How real estate wholesaling works
For beginners and pros: the math, the contract, the buyers list and each state's rules, from official sources. Information only, not legal advice.
What wholesaling is
A wholesaler signs a purchase contract with a seller, then assigns that contract (or does a double close) to a cash buyer for a fee. You sell your contract right, not the house. Most deals are distressed houses that need work.
The numbers
Buyers pay roughly: after-repair value (ARV) x 70%, minus repairs = the most they will pay (MAO). Your offer to the seller = MAO minus your assignment fee. The Deal analyzer in Deed Atlas does this math with closing and holding costs.
Finding deals legally
Use public lists (land banks, tax-sale lists, government homes, public recorded sales for comps) and owners who come to you. Deed Atlas never sells owner names or phone numbers: skip-traced lists and cold texting carry legal risk (TCPA, Do Not Call) and many states now regulate wholesalers.
The contract
Use a purchase agreement that allows assignment ('and/or assigns'), an inspection period and an earnest money amount you can afford to lose. Tell the seller plainly that you may assign the contract and earn a fee.
Your buyers list
Investors who buy for cash in the area. Keep your own list (the Buyers tab keeps it in your browser), send them a one-page deal sheet with photos, numbers and access times.
Closing
Close with a title company or attorney who handles assignments. The buyer pays your assignment fee at closing, shown on the settlement statement.
Rules by state (checked 2026-11-08)
Information only, not legal advice. Laws change; confirm with the state commission or a local real estate attorney before you sign or market a contract.
- Alabama (general)
- Alaska (general)
- Arizona (general)
- Arkansas (general)
- California (general)
- Colorado (general)
- Connecticut (registration)
- Delaware (general)
- District of Columbia (general)
- Florida (general)
- Georgia (general)
- Hawaii (general)
- Idaho (general)
- Illinois (license)
- Indiana (general)
- Iowa (general)
- Kansas (general)
- Kentucky (general)
- Louisiana (general)
- Maine (general)
- Maryland (general)
- Massachusetts (general)
- Michigan (general)
- Minnesota (general)
- Mississippi (general)
- Missouri (general)
- Montana (general)
- Nebraska (general)
- Nevada (general)
- New Hampshire (general)
- New Jersey (general)
- New Mexico (general)
- New York (general)
- North Carolina (general)
- North Dakota (general)
- Ohio (general)
- Oklahoma (license)
- Oregon (registration)
- Pennsylvania (license)
- Rhode Island (general)
- South Carolina (general)
- South Dakota (general)
- Tennessee (general)
- Texas (disclosure)
- Utah (general)
- Vermont (general)
- Virginia (general)
- Washington (general)
- West Virginia (general)
- Wisconsin (general)
- Wyoming (general)
Information only, not investment, legal or tax advice. Listings come from the agencies' own pages and can change or be withdrawn at any time: always verify with the agency or county before you bid or buy.