Dispositions: How to Sell Your Deals Fast

A deal without a buyer is just a contract you are stuck with. Build your buyers list before you need it.

Start with public records. Every cash purchase in your county is recorded. Pull the last 90 days of cash transactions and you have a list of active buyers. Filter by investor purchases, which are typically LLCs and out-of-state buyers. These are people who have already proven they buy with cash in your market.

Attend your local REIA meetings. Every real estate investor association has buyers looking for deals. Introduce yourself as a wholesaler. Ask what they buy: price range, property type, neighborhoods, and preferred condition. Keep detailed notes. When you have a deal that fits, they get the first call.

Network with property managers. They know which investors are buying because they manage the properties after closing. Title companies see every transaction. Ask your title rep who the repeat cash buyers are. They cannot share confidential details but they can point you in the right direction.

Online channels matter too. Facebook groups for local real estate investors, BiggerPockets forums for your market, and even Craigslist investor sections. Post that you wholesale deals in your market and let buyers come to you.

FlipMantis Contact Hub lets you tag contacts as buyers and store their preferences: target markets, price range, property type, and preferred exit strategy. When you get a new deal, the platform matches it against your buyer database and shows you who to contact first.

You have a deal under contract. Now you need a buyer, fast. The clock is ticking on your closing date and every day costs you earnest money risk.

Start with the deal sheet. One page that includes the property address, asking price (your contract price plus your assignment fee), ARV, estimated rehab, property details (beds, baths, sqft, lot size, year built), and 8 to 12 photos. The deal sheet should make the investment case clear in 30 seconds.

Photos sell deals. Walk the property and photograph every room, the exterior from multiple angles, the roof, the mechanical systems, and any major issues. Buyers expect to see what they are buying. Dark, blurry photos from a phone camera cost you credibility and time.

Distribute to your buyers list first. Send the deal sheet via email blast and text to every buyer who matches the property criteria. Segment your list by price range and market. A buyer who only does $50K to $80K rehabs does not need to see your $200K flip.

If your direct list does not produce a buyer within 48 hours, expand. Post in local Facebook investor groups. List it on wholesale marketplaces. Call your top five buyers directly and ask if they know someone who would want it.

FlipMantis Buyer Blast lets you send deal packages to matched buyers in one click. The system uses buyer preference data to target the right contacts. When buyers respond, their interest is tracked in the deal file so you can manage multiple offers.

Buyers negotiate too. Knowing how to handle their pushback determines your assignment fee.

Price your deal with a built-in negotiation buffer. If your assignment fee needs to be $10,000, list it at $12,000 to $15,000. Experienced buyers expect to negotiate. If you list at your minimum, any negotiation means accepting less than you need.

When a buyer says your asking price is too high, ask what number works for them. If their counter still leaves you a profit, consider it. Speed has value. A buyer who can close in 10 days at $8,000 profit to you is often better than waiting three weeks for a buyer who might pay $12,000.

Multiple offers create leverage. When two or more buyers want the same deal, be transparent. "I have another offer at $X. Can you beat it or match it with a faster close?" Competition among buyers pushes your fee up and keeps the process honest.

Always verify proof of funds before going under contract with a buyer. A bank statement or a letter from their lender showing available capital. Buyers who cannot prove they can close waste your time and risk your contract with the seller.

Get your buyer under contract quickly. Use a standard assignment agreement or a back-to-back closing agreement depending on your state and the transaction structure. Send it the same day you agree on price. The longer a buyer has to think, the more likely they find another deal or get cold feet.

FlipMantis pipeline tracks your disposition process from buyer interest through closing. You can see which deals are assigned, which are pending buyer proof of funds, and which are headed to the closing table.

Closing is where you get paid. Mess up the paperwork or miss a deadline and the deal falls apart at the finish line.

There are two ways to close a wholesale deal. The assignment close and the double close. In an assignment, you transfer your contract to the buyer. The buyer pays the seller your original contract price and pays you the assignment fee at closing. It is one transaction. Simple, cheap, and fast.

The downside of assignments is transparency. The seller sees your fee on the settlement statement. If your assignment fee is $25,000 and you bought at $80,000, the seller sees that someone is paying $105,000, which might cause friction. For larger fees, use a double close.

A double close is two separate transactions on the same day or within a few days. Transaction one: you buy from the seller. Transaction two: you sell to the buyer. The seller only sees your purchase price. The buyer only sees your sale price. Your profit is the spread. This requires more cash or transactional funding, but it protects your fee from scrutiny.

Coordinate with your title company early. Send them the contract, the assignment agreement or the B-to-C contract, and the buyer proof of funds as soon as you have them. A good title company that works with investors will handle the rest. Find one that does investor transactions regularly. Retail-focused title companies will slow you down with questions.

After closing, collect your check and update your records. Log the final numbers in FlipMantis: actual assignment fee, days to close, buyer source, and any notes for future reference. This data builds your track record and helps you improve your deal flow over time.