Indiana situation guide · Updated November 2026

Wholesaling Off-Market Properties in Indiana

Wholesaling off-market properties in Indiana means finding owners who have not listed their homes, getting a contract at a fair price and assigning it to a buyer. In South Bend and St. Joseph County, that often starts with a letter, a text or a knock on the door. Indiana has a specific solicitation statute, so the words you use matter. This page walks through lead sources, the required statement and a South Bend example. Start with the off-market overview.

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The short answer

What must an off-market solicitation say in Indiana?

For a single-family home, it should say: “This solicitation is not from a licensed real estate professional,” with the legal names of the solicitor and expected buyer. Statutes change. Read the current chapter before each campaign.

IC 32-21-16.5 took effect for agreements entered into or renewed after June 30, 2024. It covers an unlicensed solicitor who solicits the sale or purchase of a residential single-family home. It reaches mail, yard signs, websites, email, texts, calls and social media. The line has to be legible and in plain sight in writing, and clear and audible when spoken. Our direct mail guide shows where to place it.

People who buy to keep the house, rent it or fix it, and who plan to take title, are treated differently under the statute. Read the exclusions and ask an attorney which side of the line your business sits on. If the disclosure is not given, the homeowner may have two days after signing to cancel in writing. A violation can be a deceptive act enforced by the Attorney General. See is wholesaling legal for more.

Off-Market Properties in Indiana at a glance

Statute	IC 32-21-16.5, for agreements after June 30, 2024
Required line	Not from a licensed real estate professional
Names	Legal names of the solicitor and expected buyer
Rescission	Two days if the disclosure was missing
Enforcement	Violations may be treated as deceptive acts
License	No Indiana wholesaler license found

The opportunity

Why off-market deals work in South Bend

St. Joseph County has older neighborhoods, a steady rental market near the university and plenty of owners who inherited or no longer want a house. Without a listing, the owner hears one offer, not twenty. Your job is to be clear and fair. A friendly letter, an honest price and a plain contract can beat a big marketing budget. Compare each lead with the ARV calculator and motivated seller signs.

Less competition

A listed house draws many offers. An off-market conversation can be one on one. See negotiating tips.

Flexible terms

Sellers may value speed, as-is sales and a quiet process over the highest price.

Repeat business

Fair treatment brings referrals from neighbors and relatives.

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Lead sources

Where to find off-market leads in South Bend

Driving routes. Look for vacant or tired houses on your list. Learn driving for dollars.
Direct mail. Use a clear letter with the required line. See yellow letters.
Absentee owners. Out-of-town owners may want a simple exit. Read absentee owner leads.
Skip tracing. Find phone numbers and addresses with skip tracing.
Text and calls. These messages also need the statement and follow TCPA rules.

Your exit

Who buys off-market properties in Indiana

Cash buyers, rehabbers and landlords are the usual end buyers. Show them photos, a repair range, comps and the contract terms. Be open about the fact that you hold a contract, not the deed. A good buyer list is built before the first lead. See finding cash buyers.

In Indiana, the solicitation statute focuses on the first contact with the owner. Keep records of every letter, text and call script. If your buyer is a company, use its legal name on the message. Keep copies in the deal file, and ask an attorney to review your template.

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Step by step

How to start wholesaling off-market properties in Indiana

Pick a neighborhood. Choose streets in South Bend or Mishawaka where you can judge value.
Build your list. Pull owners from public records and filter for absentee or long-time owners.
Draft the message. Add the required line, your legal name and the expected buyer name.
Talk to the owner. Listen first. Ask what they need and by when.
Make an offer. Check numbers with the MAO calculator and use a wholesale offer.
Disclose. Tell the owner in writing about changes to anything disclosed before.
Close. Choose an investor-friendly title company.

Your checklist for wholesaling Off-Market Properties in Indiana

Put the required statement on every written or spoken solicitation.
Use legal names for yourself and the expected buyer.
Keep a copy of every letter, text and script.
Give the owner time and a plain written contract.
Have an Indiana attorney review your templates.

An Indiana example: a South Bend owner who got a letter

Contract price	$84,000
After-repair value	$139,000
Repair estimate	$24,000
Buyer cash price	$92,000
Assignment fee	$8,000
Letter and skip trace cost	About $620

You mailed 300 letters to owners near the west side of South Bend. Each one carried the required line, your company’s legal name and the legal name of the expected buyer. One owner, a widow who had inherited a small ranch house, called two weeks later.

You listened, walked the house and agreed on $84,000 as-is. You gave her the written disclosure and a copy of the contract, and told her about any changes in your plans. She did not use her two-day cancel right.

A local rehabber paid $92,000 for the contract. Your $8,000 fee covered the mailing and then some. For comps, use the comps guide.

Indiana rules to know

The Indiana solicitation statute in plain words

IC 32-21-16.5 does not create a wholesaler license. It sets a disclosure rule for unlicensed solicitors of single-family homes, and gives the owner a short window to cancel when the disclosure was missing. The chapter excludes certain persons, such as home builders and some buyers who plan to hold the property. Read it with a lawyer so you know where you fall.

Separately, Indiana licenses brokers for people who negotiate real estate for consideration, with an exemption for people dealing with their own property. Never promise to list a home or act as an agent unless you hold a license. See the attorney guide.

Learn it with a mentor

Write messages that follow the rules

Compliance starts with the first letter. Mentorship students send us templates and scripts, and we help them make sure the required words are in the right place.

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FAQ

Off-Market Properties in Indiana: common questions

Is wholesaling off-market properties in Indiana legal?

Yes, generally, if you follow the solicitation statute, avoid unlicensed brokerage and deal honestly. Off-market outreach is exactly what the statute targets, so the required notice line and legal names matter. Ask an attorney to check your contract, scripts and how you describe your role.

Does Indiana require a license for off-market wholesaling?

Indiana has no wholesaler license, but paid brokerage may require a broker license. Put your own contract in place before marketing, avoid taking fees for property you do not control and ask counsel how the owner exemption fits your structure. Licensing questions turn on how you are paid.

How long does a seller have to cancel?

Where the required disclosure was not given, the owner may cancel within two days. Check the current text. The cancel is by written rescission and carries no liability for the owner. Keep proof of the disclosure you made and have your contract reviewed so the timeline is clear.

Does the rule apply to text messages?

The statute lists texts, calls, email and social media, so assume yes. A short message still needs the required line, and spoken calls must be clear and audible. Build the notice into every template and script so no channel is missed, and ask an attorney about edge cases.

What if the buyer is not known yet?

The statute asks for the expected buyer name if different. Ask an attorney how to handle that. If you do not know who will buy yet, counsel can advise how to word the disclosure and keep it accurate, and whether to update the owner when your end buyer is chosen.