Wholesaling, explained start to finish.
You find a seller who needs to sell, control the property with a contract, and assign that contract to a cash buyer for a fee. No loan, no ownership, no rehab. Here is exactly how each stage works.
The cycle
Five stages. One repeatable system.
- 01
Find a motivated seller
A motivated seller needs to sell — probate, tired landlords, pre-foreclosure, vacant or inherited houses, expired listings. Distress is what makes a wholesale deal possible. The playbook in every program shows you where these sellers are and what to say.
- 02
Analyze the numbers
Estimate the After Repair Value from comps, estimate repairs, and run the maximum allowable offer formula. If the numbers work for a cash buyer after your fee, you make an offer. If not, you walk. The deal analyzer does the math in minutes.
- 03
Lock the property under contract
Sign a purchase agreement with the seller that includes an assignability clause and an inspection period. Earnest money is typically small. You now control the property without owning it.
- 04
Assign the contract to a cash buyer
Market the deal to your buyer’s list, then sign an assignment agreement that transfers your right to buy to the cash buyer for an assignment fee.
- 05
Close at title and collect your fee
The cash buyer closes with the seller at the title company. Your assignment fee is paid out of closing. You never brought money, never took title, and never picked up a hammer.
Sample deal math
What a real assignment looks like on paper.
An illustrative example using the exact formula from the deal analyzer. Your market’s numbers will differ — the structure does not.
- ARV — what the house sells for after repairs, based on comps
- Repairs — your estimate of the rehab the buyer will do
- MAO — the most you can offer so the cash buyer still profits
- Assignment fee — the difference between your contract price and what the buyer pays
| After Repair Value (ARV) | $300,000 |
| × 70% rule | $210,000 |
| − Estimated repairs | $35,000 |
| Cash buyer’s maximum price | $175,000 |
| Your contract price with the seller | $160,000 |
| Your assignment fee | $15,000 |
Myths vs. facts
What wholesaling is — and what it isn’t.
Myths
- You need money or good credit to get started
- You have to buy the house first
- It is only for people with real estate experience
- Buyers will not pay a fee to a beginner
Facts
- You control the property with a contract, not a purchase
- Cash buyers pay for good deals, not for your resume
- The skills are finding sellers, running numbers, and talking to people
- Compliance rules vary by state — we cover them inside every program
Where students get stuck
Three places most beginners stall — and how the programs fix them.
They never find a motivated seller
They call listings instead of distress. The marketing and lead-generation playbook fixes where you look and what you say.
They overpay on their first contract
Guessing ARV and repairs. Live deal review in the Mentorship Program means Victoria checks your numbers before you make an offer.
They have a deal and no buyer
No list. Every program includes the buyer’s list system, and mentorship students get introductions to our vetted buyer network.
Your next step
Ready to close your first deal?
Book a free call. We will tell you honestly which program matches where you are today, or whether the free kit is the right first step.
No pressure, no pitch-fest. A 20-minute conversation about your goals.