Wholesaling Seller-Financed Deals in Ohio

The short answer

Can you wholesale a seller-financed deal in Ohio?

Yes, you can assign a contract that includes seller financing terms, with the signed wholesaler disclosure given to the owner first. Have an Ohio attorney prepare the note, mortgage or land contract.

Ohio sellers often finance with a mortgage and note or with a land installment contract. Under a land contract, the seller keeps legal title while the buyer pays over time. Chapter 5313 requires the vendor to record the contract and deliver a copy to the county auditor within 20 days. It also limits forfeiture and, once the buyer has paid 20% of the price or paid for five years, generally requires a judicial foreclosure to take the property back. Read our contract for deed guide and seller financing guide.

Federal lending rules, including Dodd-Frank and SAFE Act provisions, can apply when the buyer will live in the home, so get advice before you set terms. Ohio’s wholesaler disclosure also applies when you sign as buyer and plan to assign. Our contract guide and balloon payment guide cover common structures.

The opportunity

Why seller financing fits Columbus and Franklin County

Columbus is Ohio’s fastest-growing metro, and bank loans have gotten harder for some buyers. At the same time, long-time owners in neighborhoods like Linden, Hilltop and Clintonville often own homes free and clear. A seller who can earn payments at a fair rate may accept a lower price than a cash offer. Buyers who cannot qualify for a bank loan will pay well for flexible terms. Use our creative financing guide to find the right structure.

Lead sources

Where to find seller-financed leads in Columbus

• Auditor data. The Franklin County Auditor shows owners, sale dates and mortgage history. Long-time owners with no loan stand out.
• Landlords. Tired landlords may like note income more than tenant calls. Try our absentee owner guide.
• FSBO listings. Some owners say they will carry financing. Read our off-market guide.
• Estates. Heirs sometimes want steady income. See probate leads.
• Mail. A short letter that mentions flexible terms can stand out. Start with direct mail.

Your exit

Who buys seller-financed deals in Ohio

Landlords, house-hackers and self-employed buyers are common. They want low down payments and fixed terms. Seller-financed deals attract buyers who might otherwise rent, so you can often find them from your normal buyer list. Include the price, down payment, rate and term in your first message.

A third-party servicer protects both sides by tracking payments and keeping records. Because the vendor must record a land contract, your buyer also gets a public record of their interest. Many sellers later sell the note, which our wrap-around mortgage guide touches on.

Step by step

How to start wholesaling seller-financed deals in Ohio

1. Learn the seller’s goals. Ask about income needs, taxes and how long they plan to hold.
2. Choose the structure. Decide between a note and mortgage or a land contract using our seller financing guide.
3. Check the rules. Review Chapter 5313 and federal lending rules with an attorney.
4. Run the numbers. Use the ARV calculator and the MAO calculator beside the payment schedule.
5. Give the disclosure. Hand the owner the signed wholesaler disclosure before the contract binds.
6. Find the buyer. Share the terms with buyers who want financing flexibility.
7. Close and record. Close with an investor-friendly title company, record the land contract and set up servicing.

A retired teacher in Columbus’s Hilltop area owned a paid-off ranch house. A cash sale would raise her taxes in one year, and she liked the idea of a monthly check. She had never dealt with investors before.

You gave her the signed wholesaler disclosure, explained the land contract and priced the deal at $225,000 with $22,500 down. An attorney drafted the land contract and a servicer was lined up before closing.

A landlord paid you $11,000 to take over the contract. The land contract was recorded and a copy went to the Franklin County Auditor. The retiree now gets about $1,280 each month without a tenant calling her.

Ohio rules to know

Land contract rules and the wholesaler law

Chapter 5313 governs land installment contracts. The vendor must record the contract within 20 days and deliver a copy to the county auditor. The vendor generally cannot forfeit the buyer’s rights until 30 days after default, and written notice must give 10 days to perform. After 20% of the price or five years of payments, a judicial foreclosure and sale are generally required. Read the current chapter text before you draft terms.

Ohio’s wholesaler law took effect in March 2026. The signed boldface disclosure must reach the owner before a binding contract, or the owner may cancel and receive your earnest money. Sellers using a land contract must also give the residential property disclosure form, subject to exemptions. Federal lending rules can apply to owner-occupant buyers. See our attorney guide.

Learn it with a mentor

Structure terms that hold up

Seller financing lives in the details. Mentorship students send us term sheets and land contracts, and we help them check the structure before they sign.

FAQ

Seller-Financed Deals in Ohio: common questions

Keep going

More Ohio wholesaling guides

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

Guides that go deeper