Disposition Checklist: Sell Your Contract Fast and Clean

You just got a property under contract. Now the real work begins: selling that contract to an end buyer for the highest possible assignment fee — fast, clean, and without the deal falling apart.

Key takeaways

• Build your deal package before you even lock up the property — speed is everything.
• Price your assignment fee based on the after-repair value (ARV) and comparable sales, not a fixed percentage.
• Blast your deal to a targeted buyer list within 24 hours of signing the contract.
• Use a double-close or assignment of contract to transfer the deal legally.
• Manage the inspection and appraisal periods carefully to keep the deal alive.

What is a wholesale disposition?

Wholesale disposition is the process of marketing and assigning a wholesale real estate contract to an end buyer — typically a cash investor or flipper — for an assignment fee. It starts the moment you have a signed contract with the seller and ends when the buyer closes and you collect your fee.

Why is a fast disposition critical?

Speed protects your profit. The longer a deal sits, the more likely the seller gets cold feet, the buyer finds another deal, or the property condition changes. A fast disposition also builds your reputation with buyers, who will come to you first when they know you move quickly.

Phase 1: Pre-Contract Preparation

Before you even submit an offer, have your deal package template ready. This saves hours and lets you market the deal the same day you get it under contract.

Step 1: Create a deal package template

• Write a standard property summary (address, beds, baths, square footage, year built).
• Prepare a repair estimate template with line items for major systems (roof, HVAC, plumbing, electrical, foundation).
• Create a comparable sales (comps) report template with fields for address, sale price, square footage, days on market.
• Have a blank after-repair value (ARV) calculation sheet ready.
• Save a generic assignment of contract or double-close agreement (to be filled in later).

Tip: Use Google Docs or a shared drive so you can access and edit from anywhere.

Step 2: Build your buyer list

• Collect email addresses and phone numbers of cash buyers, flippers, and landlords from your network.
• Join local real estate investor Facebook groups and note active buyers.
• Attend REIA meetings and collect business cards.
• Use a CRM or simple spreadsheet to organize buyers by criteria (price range, property type, location).
• Aim for at least 50 buyers on your list before you start wholesaling.

Phase 2: Lock Up the Deal

Once you have a signed contract, immediately start the disposition process. Do not wait.

Step 3: Confirm contract details

• Verify the purchase price and your assignment fee are clearly stated.
• Confirm the closing date and any contingencies (inspection, financing, appraisal).
• Ensure the contract allows assignment or double-close (most standard contracts do, but check).
• Get a copy of the signed contract and any addenda.

Warning: If your contract does not allow assignment, you must use a double-close or get the seller's written permission.

Step 4: Order essential property information

• Pull a preliminary title report to check for liens, encumbrances, or ownership issues.
• Order a property inspection (or at least a walk-through video) to document condition.
• Get utility usage history (water, electric, gas) if possible — buyers often ask.
• Take high-quality photos and a video walk-through of every room.

Phase 3: Build the Deal Package

Your deal package is your sales pitch. It must be complete, accurate, and professional.

Step 5: Write a property summary

• Include address, beds, baths, square footage, lot size, year built.
• Describe the current condition (e.g., "needs cosmetic updates," "gut rehab required").
• List any known issues (roof age, foundation cracks, mold, etc.).
• Mention nearby amenities (schools, shopping, highways).

Step 6: Calculate the after-repair value (ARV)

• Find 3-5 comparable sold properties within 0.5 miles, sold in the last 6 months, with similar size and condition after repairs.
• Adjust for differences (e.g., extra bedroom, finished basement, pool).
• Calculate a conservative ARV (use the lower end of your comp range).

Step 7: Estimate repair costs

• Walk through the property (or use photos/video) and list every repair needed.
• Get quotes from contractors for major items (roof, HVAC, foundation).
• Use a repair cost estimator tool or spreadsheet to total costs.
• Add a 15-20% contingency for unexpected issues.

Step 8: Determine your assignment fee

• Use the formula: Max Allowable Offer (MAO) = ARV × 70% - Repair Costs - Your Fee.
• Your fee is typically $5,000 to $30,000 depending on deal size and market.
• Check what other wholesalers in your area charge for similar deals.
• Set your fee at a level that leaves the buyer a reasonable profit (usually 10-15% of ARV after repairs).

Tip: If you price your fee too high, the deal won't move. Too low, and you leave money on the table. Aim for the sweet spot where buyers see clear profit.

Step 9: Create a comps report

• List 3-5 recent sales with address, sale price, square footage, price per square foot, and days on market.
• Include 3-5 active listings to show current competition.
• Highlight the ARV and your estimated repair costs.
• Present the numbers in a clean table.

Address	Sale Price	Sq Ft	Price/Sq Ft	DOM
123 Main St	$250,000	1,500	$166.67	45
456 Oak Ave	$260,000	1,600	$162.50	30
789 Pine Rd	$245,000	1,450	$168.97	60

Step 10: Assemble the final package

• Combine property summary, ARV analysis, repair estimate, comps report, and photos into a single PDF.
• Include a cover page with your contact info and a clear "deal highlights" box.
• Name the file clearly: "Address_Deal_Package_Date.pdf".
• Upload to a file-sharing service (Google Drive, Dropbox) and generate a shareable link.

Phase 4: Market the Deal

Now get the package in front of buyers. Speed and targeting are key.

Step 11: Send a blast email

• Write a short, punchy email with subject line: "NEW DEAL: [Address] - [Beds]/[Baths] - ARV $[ARV] - Asking $[Price]".
• Include a 2-3 sentence summary of the deal's highlights.
• Link to the deal package PDF.
• Send to your entire buyer list within 24 hours of getting the contract.

Step 12: Post on deal-sharing platforms

• Post on Facebook groups for real estate investors in your market.
• Use platforms like Roofstock, DealMachine, or local wholesaler networks.
• Include photos and key numbers. Do not post the address publicly until you have a serious buyer.

Step 13: Make follow-up calls

• Call your top 10 buyers personally to pitch the deal.
• Ask if they are looking for anything specific and tailor your pitch.
• Schedule showings for interested buyers within 48 hours.

Tip: The first buyer to see the property often makes the best offer. Prioritize speed.

Phase 5: Negotiate and Accept an Offer

Once buyers start responding, manage the process to get the best terms.

Step 14: Collect offers

• Ask buyers to submit offers in writing (email is fine).
• Compare offers based on price, closing timeline, and contingencies.
• Do not accept the first offer unless it meets your target fee.

Step 15: Negotiate terms

• If multiple offers, create a mini bidding war by telling buyers there is competition.
• Focus on net fee after any concessions (e.g., buyer wants you to pay for inspection).
• Aim for a 30-day close or less.
• Get the buyer's proof of funds (bank statement or pre-approval letter) before accepting.

Step 16: Accept and document

• Send a written acceptance to the buyer.
• Execute an assignment of contract or double-close agreement.
• Collect a non-refundable earnest money deposit (typically $1,000-$5,000) from the buyer.

Phase 6: Manage the Close

Your job is not done until the deal closes and you get paid.

Step 17: Coordinate with title company

• Send the signed contract and assignment agreement to the title company.
• Confirm the title company can handle a double-close if needed.
• Provide buyer and seller contact information.
• Ask for a preliminary closing statement showing your fee.

Step 18: Handle inspections and contingencies

• Allow the buyer to do their own inspection (usually 7-10 days).
• Be prepared to renegotiate if the inspection reveals major issues.
• Keep the seller informed and manage expectations.

Warning: If the buyer tries to back out after inspection, have a backup buyer ready. Always keep a few interested buyers in the wings.

Step 19: Monitor the timeline

• Track all key dates: inspection period end, financing contingency end, closing date.
• Follow up with the title company weekly.
• Communicate with the buyer and seller to ensure nothing falls through the cracks.

Step 20: Close and collect your fee

• At closing, sign the necessary documents.
• For an assignment, the buyer pays you directly at closing.
• For a double-close, you buy from the seller and sell to the buyer simultaneously; your profit is the difference.
• Confirm your fee is wired or check is issued before leaving the closing table.

Phase 7: Post-Close Follow-Up

A clean close leads to repeat business.

Step 21: Send thank-you notes

• Thank the buyer and seller for a smooth transaction.
• Ask the buyer if they need any other properties.
• Ask for referrals or testimonials.

Step 22: Analyze the deal

• Review your timeline: how long from contract to close?
• Note what worked and what didn't in your marketing.
• Update your buyer list with new contacts.
• File the deal documents for tax purposes.

Common mistakes to avoid

• Waiting too long to market: Send the package within 24 hours. Every day of delay reduces your chances.
• Overpricing your fee: Greed kills deals. Price so the buyer sees a clear profit.
• Poor documentation: A sloppy package makes buyers doubt the deal. Be thorough.
• Not verifying buyer funds: Always get proof of funds before accepting an offer.
• Ignoring contingencies: Manage inspection and financing periods actively or the deal will fall apart.

Recommended tools / next steps

Use a CRM like Podio or HubSpot to manage your buyer list and track communications. For deal packaging, try DealMachine or REIPro to automate comps and repair estimates. Next, download our free wholesale contract templates and start building your buyer list today.

Tip: The best wholesalers treat disposition as a separate skill from acquisition. Practice it until it's second nature.