Louisiana situation guide · Updated November 2026

Wholesaling Off-Market Properties in Louisiana

Wholesaling off-market properties in Louisiana means finding homes that are not on the MLS, contracting with the owner and assigning that contract. In Shreveport, that is how many investors get deals. Act 807 of 2026 (reported as effective August 1, 2026; confirm on legis.la.gov) says marketing contract rights creates a presumption of wholesaling, so treat every off-market contract as regulated.

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The short answer

Is wholesaling off-market properties legal in Louisiana?

Yes, but Act 807 of 2026 regulates it for 1 to 4 unit homes. You need written disclosures, a seller cancellation right, the LREC form and an escrowed deposit of at least 1%. The Act reads that marketing the contract rights creates a presumption of wholesaling. Check current text.

Off-market simply means the owner has not listed. You reach them by letter, text, knock or a call. Outreach is where the rules bite, because the Louisiana Do Not Call program and federal rules can limit calls and texts. Read our TCPA guide before you dial.

Once you have a signed agreement, you may be listing the contract on a buyers list. Under the Act that marketing points toward wholesaling. Do not present yourself as the seller’s agent or advisor. Our license guide covers where brokerage law can still apply.

Off-Market Properties in Louisiana at a glance

Governing law	Act 807 of 2026 and R.S. 37:1448.5
Marketing	Marketing the contract rights creates a presumption
Outreach	Louisiana Do Not Call program and federal rules
Seller right	Cancel for any reason for five or more days
Deposit	Minimum 1% of price in escrow
Title warning	No liens or clouds on the seller’s title

The opportunity

Why off-market deals work around Shreveport and Bossier

Caddo and Bossier Parishes have lower prices, so a fee that looks small in New Orleans still matters here. Highland, Cedar Grove, Allendale and the Ellerbe Road corridor carry older homes whose owners never think of listing. Without a sign in the yard there is no competing bid, so you can negotiate in person. That is the draw. It also means your first conversation is regulated by your own manners and by law.

Less competition

Owners hear from you before an agent. Use motivated seller methods.

Direct talks

A short call lets you solve a problem. See negotiating with sellers.

Lower entry price

Smaller dollar deals let new wholesalers learn with less risk.

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Lead sources

Where to find off-market leads in Shreveport

Skip tracing. Find the right phone and mailing address. See skip tracing.
Yellow letters. A handwritten-style letter can get replies. Read yellow letters.
Driving the area. Look for shuttered homes along Line Avenue side streets and Allendale blocks.
Code and tax lists. Parish lists show strained owners. Try pre-foreclosure and tax leads.
Referrals. Attorneys, movers and property managers hear who needs out.

Your exit

Who buys off-market deals in Shreveport

Investors who already own rentals in Caddo Parish like off-market homes for repeat business. Out-of-state buyers want a clean package with photos and rent estimates. Keep a list with names and price ranges.

Before you share a deal, check that your contract has the notices and the escrow in place. Our off-market properties guide explains lead sourcing, and the assignment guide shows the hand-off.

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Step by step

How to start wholesaling off-market properties in Louisiana

Choose your list. Pick one neighborhood and one lead type for the month.
Check contact rules. Scrub numbers against Do Not Call lists before any call or text.
Meet the owner. Ask open questions and listen before you quote a price.
Run the numbers. Use the ARV calculator and the MAO calculator.
Disclose in writing. Give the intent to assign, the legal-advice note and the cancel right.
Attach and escrow. Include the LREC form and hold a deposit of at least 1%.
Assign to a buyer. Close with an investor-friendly title company.

Your checklist for wholesaling Off-Market Properties in Louisiana

Scrub numbers before every call or text campaign.
Never claim to represent the seller.
Hand over every notice before they sign.
Keep the cancel-by date and time visible next to the signature.
Get legal advice on your forms.

A Louisiana example: a duplex owner on Allendale Street

Seller price	$96,000
Deposit in escrow	$960
Repairs for buyer	$22,000
Buyer price	$108,500
Assignment fee	$12,500
Time to close	31 days

A worked example. A retired railroad worker owned a small duplex near Allendale. He got a letter from you and called. The place was tired but sound, and he wanted a quick closing.

You offered $96,000, delivered the written notices and attached the LREC cancellation form. He signed beside the cancel-by notice and you escrowed $960.

A Shreveport landlord paid $108,500 for the contract. You made $12,500 and the owner left with a check after the five days ended.

Louisiana rules to know

Act 807, outreach and licensing rules

Act 807 says the wholesaler must not record a lien, cloud title, claim a license it lacks or act as the seller’s agent. Violations can bring up to $5,000 each and make the contract voidable. Marketing the rights is the trigger for the presumption, so keep your forms ready before the first buyer email goes out. Check current text.

Outreach carries its own limits. The Public Service Commission runs a Do Not Call program under R.S. 45:844.11 and following, and federal rules cover texts and robocalls. Confirm the current rules before a campaign. Brokerage questions under R.S. 37:1431 may also apply, so talk to an attorney. See our attorney guide.

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Finding leads is half the work; doing it lawfully is the other half. Mentorship students share their scripts and letters and we check them together.

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FAQ

Off-Market Properties in Louisiana: common questions

Is wholesaling off-market properties in Louisiana legal?

Yes, when you follow Act 807 of 2026 for 1 to 4 unit homes. That means written disclosures, the LREC cancellation form, a five-day seller cancellation right and an escrowed deposit of at least 1%. Check current text and ask an attorney.

Does marketing a contract make me a wholesaler?

Under the Act, marketing the contractual rights creates a presumption of wholesaling. That means regulators may treat you as one even if you call yourself something else. Assume the duties apply from the moment you contract, and ask an attorney about your situation.

Can I text sellers in Louisiana?

Texting is limited by federal rules and Louisiana’s Do Not Call program under R.S. 45:844.11 and following. Scrub numbers and get proper consent where required. Rules change, so confirm current text with an attorney before you run any campaign, and keep a record of every consent you collect.

What if I skip the written disclosure?

A missing disclosure makes the contract voidable by the seller at any time before title transfers, and the violation can bring a civil penalty up to $5,000 plus unfair trade practice exposure. Always deliver the notices in writing and prominently before the seller signs each contract.

Where does the deposit go?

It must be at least 1% of the purchase price and be held in an escrow account in Louisiana at a federally insured institution, or in the seller’s account. If the seller cancels in the cancellation period you get it back; otherwise the seller does.