Mississippi situation guide · Updated November 2026

Wholesaling Off-Market Properties in Mississippi

Wholesaling off-market properties in Mississippi means finding homes that are not listed, contracting with the owner and assigning to a buyer. In Hattiesburg, student rentals and older neighborhoods supply many leads. No wholesaler-specific statute was found, but marketing rules and broker-license risk deserve a careful read.

Unlisted homesSolicitation rules100% online mentorship

Get the free starter kit Book a free call

Call/Text818-532-0481

Let’s find your starting point

Explore the mentorship.

Request a free fit call to discuss your goals and whether the program is right for you.

The short answer

Is wholesaling off-market properties in Mississippi legal?

No Mississippi statute written for wholesalers was found, so off-market deals are not banned. Two areas need care: broker-license rules under Miss. Code 73-35-3 if you advertise or negotiate for compensation, and the Telephone Solicitation Act if you cold call. Check current text first. In Hattiesburg, ask a Mississippi attorney before you market a property you do not own.

Off-market simply means no listing. The seller may be a landlord near the University of Southern Mississippi or a family in Edgewood. You reach them by mail, calls, door knocks or referrals. See our off-market guide and motivated sellers guide for lead methods.

Outreach brings legal rules. Miss. Code 73-35-3 can treat advertising or helping procure a purchaser, with compensation expected, as brokerage. The telephone rules in 77-3-701 and following, run by the Public Service Commission, govern solicitation calls. Our TCPA guide adds the federal side.

Off-Market Properties in Mississippi at a glance

Wholesaler statute	None found
Broker definition	Miss. Code 73-35-3 (check current text)
Calling hours	PSC rules: 8 a.m. to 8 p.m. Central, no Sundays or holidays
State no-call list	Kept under the Mississippi Telephone Solicitation Act
Civil penalty	Up to $5,000 per violation under PSC rules
Direct mail	Not covered by the phone rules

The opportunity

Why Hattiesburg suits off-market buying

Hattiesburg straddles Forrest and Lamar counties and leans on USM, William Carey and the Camp Shelby area. That mix makes steady rental demand and a lot of landlords. Some tire of repairs and turnover and would sell quietly. Neighborhoods like Midtown, Edgewood and West Hattiesburg hold older houses with owners who may never list.

Tired landlords

Small landlords near campus may want a private exit. See tenant-occupied property.

Less competition

A deal that never hits the MLS has fewer bidders.

Speed

Cash buyers close fast. Our negotiation guide covers the talk.

Get the free starter kit See the mentorship

Lead sources

Where to find off-market leads in Forrest and Lamar counties

Direct mail. Letters to owners are outside the phone rules. See direct mail and yellow letters.
Skip tracing. Find phone numbers legally. Our skip tracing guide explains.
Driving neighborhoods. Note vacant and neglected houses. See driving for dollars.
Local networking. Property managers, attorneys and contractors hear about sales first.
Public records. Chancery clerk and tax data can show owners with equity. Use owner lookups.

Your exit

Who buys off-market deals in Hattiesburg

Student-housing landlords, local flippers and buy-and-hold investors are the common buyers in Hattiesburg. Maintain a list and ask what they want: bedrooms, price band, area. Our buy box guide shows how to capture that.

Be clear with sellers that you are not their agent. Tell them you may assign the contract and that they can seek advice. That honesty reduces disputes later and lines up with the careful approach in our arm’s-length guide.

Book a free call

Step by step

How to start wholesaling off-market properties in Mississippi

Pick a farm area. Choose a neighborhood and learn its prices.
Reach owners. Use mail first, and follow Mississippi phone rules if you call.
Talk, do not pitch. Listen to why they might sell.
Run the numbers. Use the ARV calculator and the MAO calculator.
Contract in your name. Review the offer guide and disclose your plan to assign.
Market the contract cautiously. Ask counsel before posting the property publicly.
Close properly. Use an investor-friendly title company.

Your checklist for wholesaling Off-Market Properties in Mississippi

Check calling hours and the state no-call list before any call.
Keep a record of every contact and consent.
Do not advertise a property you do not own or control without legal advice.
Tell the seller you are an investor, not an agent.
Pick a title company that understands assignments.

A Mississippi example: a Hattiesburg landlord near campus

Contract price	$154,000
Buyer value after repairs	$225,000
Repairs	$32,000
Buyer price	$163,500
Your fee	$9,500
Time to close	21 days

Here is a worked example. A landlord in Midtown Hattiesburg owns a duplex with one unit vacant. A letter you mailed arrived the week his roof leaked. He called and said he wanted out without a showing parade.

You contract at $154,000 and disclose in writing that you plan to assign. A local flipper estimates $32,000 in repairs and a value near $225,000 afterward.

She takes the contract at $163,500, so your fee is $9,500, and a title company closes in 21 days. Illustrative numbers only.

Mississippi rules to know

Solicitation and licensing rules for off-market outreach

The Mississippi Telephone Solicitation Act, Miss. Code 77-3-701 and following, is run by the Public Service Commission. Its rules describe a state no-call database, solicitor registration with a surety bond, and calls only between 8 a.m. and 8 p.m. Central, not on Sundays or holidays. Civil penalties of up to $5,000 per violation are listed. Check current rules, since amendments may exist.

Federal do-not-call and TCPA rules also apply to calls and texts. On licensing, Miss. Code 73-35-31 sets penalties for unlicensed brokerage. No wholesaler-specific law was found, and a 2026 bill that would have created one did not pass. Read our attorney guide.

Learn it with a mentor

Build outreach that stays compliant

Lead generation is where new wholesalers slip. Mentorship students share scripts and mailers with us, and we help them stay within the rules.

See the course See the mentorship

FAQ

Off-Market Properties in Mississippi: common questions

Is wholesaling off-market properties in Mississippi allowed?

Yes, in general. No wholesaler-specific Mississippi statute was found, so off-market contracts are not prohibited. Broker-license rules under Miss. Code 73-35-3 can still apply to advertising or negotiating for compensation. Check current text and ask a Mississippi attorney or the MREC.

What phone rules apply to cold calling in Mississippi?

Under the Mississippi Telephone Solicitation Act, calls are limited to 8 a.m. to 8 p.m. Central and not Sundays or holidays, and a state no-call database exists. Solicitors may need to register with a bond. Federal rules also apply, so check current text.

Is direct mail safer than calling?

Mail avoids the telephone solicitation rules, but it is not rule-free. Be truthful, say you are an investor and avoid implying you are an agent. Mail also lets you reach owners the no-call list would block. Ask an attorney to review your letter.

Can I post an off-market property online?

Be careful. Marketing a property you do not own or control for compensation can look like brokerage under Miss. Code 73-35-3. Many wholesalers market their buying business, not a specific contract. Ask a Mississippi attorney before posting any address or photos of a house you only have under contract.

Do I need to tell the seller I plan to assign?

No Mississippi statute found requires it, but telling the seller in writing is wise. It reduces disputes and misrepresentation claims. A bill requiring written disclosures, HB 1682 in 2026, did not pass, so treat disclosure as good practice, not a legal checkbox.