How to find cash buyers for wholesale deals

Buyers first, not after the contract

The worst moment in wholesaling is a signed contract and nobody to sell it to. So you start your buyers list now, before your first contract, from people who have actually bought houses like the ones you’ll contract.

And here’s why that list works when you have it: when you ONLY sign contracts that work for you (and thus your back-end buyers), you will sell every contract fast. Why? Because everyone is short on leads, and here you are with a juicy fat contract that satisfies every hungry buyer’s criteria in your area. If one buyer blinks, 3 others will already be begging you to snatch it!

A real buyer is someone who has bought

Everyone at a meetup “buys houses”. Data, not opinions: the only proof someone buys is that they have bought. So build your list from the public record of who actually paid cash for houses near you.

A buy box is what a buyer buys: the areas, property types, price range, how much work they’ll take on, and how fast they close. Their purchase history shows most of it before you ever call.

Build your buyers list, step by step

1. Find recent investor purchases in your farm area.
   Cash or company buyers, the last 12 months. How: how to determine your assignment fee from real buyer data, Step 4. (Deal Radar lists them for you.)
2. Write down who bought.
   The buyer’s name, the addresses they bought, what they paid and whether they resold. Buyers who bought more than once go at the top.
3. Find how to reach them.
   For company buyers (an LLC), your state’s business search on the Secretary of State website shows the company’s address and registered agent. Skip tracing finds phone numbers.
4. Call and ask for their buy box.
   “I saw you bought on Maple Street. I find off-market houses in this area. What do you buy: which areas, what price range, how much work will you take on, and how fast can you close?”
5. Meet more at local investor meetings.
   Your local REIA and investor meetups. Note the ones who actually buy, not just the ones who say they do.
6. Keep the list current.
   Update what each buyer bought, and remove the ones who never buy.

Sell the contract

1. Match the contract to buyers who fit it.
   Their buy box and their real purchases, not everyone on your list.
2. Send one fixed price with the proof.
   ARV comps, the repair scope, photos, access and the closing date. How to pick that price: how to price a wholesale deal for cash buyers.
3. Take the best buyer, not just the highest number.
   Deposit, financing and closing history matter as much as the price.
4. Close through the title company.
   How the fee is paid: who pays the assignment fee. What the buyer sees: does the buyer see your fee.

Your fee comes from the same data. Not a round number you hoped for: the fee the deal and its buyers support (MaxFee shows it). The whole method: the Assignment Fee Knowledge Center.

Keep buyers coming back

• Numbers that hold up. If your ARV and repairs survive their own walkthrough, they trust the next one without a second look.
• Only send what fits. A buyer who gets ten houses that don’t fit their buy box stops opening your emails.
• Leave them a fair profit. A buyer who made money on your last deal is first in line for the next one.
• Close when you said you would. Every time.

REILink’s DispoAid and Buyer Radar recruit and match buyers for you; the method above works with a spreadsheet.

Find cash buyers, step by step

1. Pull 12 months of cash and company purchases.
2. Rank buyers by how often they bought.
3. Find their contact details.
4. Call and write down each buy box.
5. Add the ones you meet who actually buy.
6. Before each contract, check who fits.
   If nobody fits, that’s a signal about the deal, not the list.

Questions