Wholesaling Seller-Financed Deals in Louisiana

The short answer

Can you wholesale a seller-financed deal in Louisiana?

Yes, you can assign a contract that includes owner financing, but the 2026 wholesaling law requires written disclosures to the seller before they sign any contract with you. The note and mortgage papers should be drafted by a Louisiana attorney or a notary.

With owner financing, the seller plays the bank. The buyer signs a note and gives security, then pays monthly. Price, down payment, rate and length are all written into your contract, and the end buyer inherits that deal. Our seller financing guide and contract guide explain how that fits together.

The same terms that please a seller can trip a wholesaler. Every deal still needs the written notices, the cancellation window and an escrowed deposit under the new Louisiana law. Our balloon payment guide shows how end-of-term payments work, and the installment sale guide covers how sellers spread income.

The opportunity

Why owner financing fits the Shreveport market

Caddo Parish prices sit well below the larger Louisiana cities, so a modest down payment and a steady note can feel generous to an older owner. Neighborhoods such as Highland, Cedar Grove, Allendale and Queensborough have many long-held homes, and Bossier City sits just across the river. Buyers with thin credit often cannot get a bank loan, which makes seller terms their only path. Look for owners on absentee lists and in off-market deals.

Lead sources

Where to find owner-financing leads in Caddo Parish

• Free-and-clear owners. Records can show homes with no loan. Our owner research guide shows the steps.
• Retirees. Long-time homeowners often want income rather than a lump sum.
• Landlords. Small landlords may prefer a note to managing tenants.
• Listings that sit. Homes unsold for months are worth a call. See expired listings.
• Land sellers. Rural land around Bossier and Caddo can sell with owner terms.

Your exit

Who buys seller-financed deals in Shreveport

Common buyers include landlords with low cash, self-employed workers without tax returns a bank accepts, and investors who like a low down payment. Ask every buyer for a clear monthly budget, since the payment can matter more to them than the sticker price.

Hire an outside servicer to collect payments and mail statements. Doing so shields the seller and leaves the buyer with a tidy record for a future refinance. Our note investing guide shows how notes may later be sold.

Step by step

How to start wholesaling seller-financed deals in Louisiana

1. Learn the seller’s goals. Find out what monthly income the seller needs and how many years they would carry the note.
2. Set the terms. Settle the price, the cash down, the interest rate, the length and any balloon date.
3. Deliver the notices. Give the seller the written disclosures and the LREC form before signing.
4. Run the numbers. Use the ARV calculator and the MAO calculator beside the payment.
5. Sign and escrow. Use the statutory notice on the contract and escrow the required deposit.
6. Have the note drafted. A Louisiana attorney or notary should prepare the note and security papers.
7. Close through title. Close with an investor-friendly title company and arrange servicing.

This worked example uses made-up numbers. A retired Cedar Grove owner held a paid-off bungalow and wanted monthly income instead of one check. You gave her the written notices, said you might assign the contract and attached LREC’s cancellation form.

She signed at $95,000 with $10,000 down and an $85,000 note at 7% over 20 years, which comes to about $659 a month before any balloon. You put $950 in escrow, and her attorney reviewed the paperwork.

A small landlord with thin bank credit paid a $7,000 assignment fee and took over those terms. A servicer now collects payments and sends her statements.

Louisiana rules to know

Louisiana wholesaling rules for owner-financed deals

Owner financing does not take a deal outside Act 807. If you plan to assign the contract for a fee, the Act treats that as wholesaling. The consequences of a slip are the part to remember: a missing disclosure or other violation lets the seller void the contract at any time before title moves, on written notice, and the seller keeps the right to do so at sole discretion.

Enforcement runs two ways. The Attorney General can treat a violation as an unfair trade practice, and the Real Estate Commission can enforce the License Law, with civil penalties of up to $5,000 each. Lending and note rules sit outside the Act, so see our attorney guide.

Learn it with a mentor

Shape terms that protect the seller

The fine print makes or breaks these deals. Send your draft term sheet to a mentor and we will check the math and the paperwork together.

FAQ

Seller-Financed Deals in Louisiana: common questions

Keep going

More Louisiana wholesaling guides

Read the full Louisiana wholesaling guide or pick another situation below.

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