The 8 Most Common Lies Newbies Believe About Wholesaling

The 8 Most Common Lies Newbies Believe About Wholesaling

3 min read
Marcus Maloney

Marcus Maloney is a value investor and portfolio holder of residential and commercial units. Marcus has been named the “Equity King” for his impressive ability to find real estate opportunities with massive amounts of equity.

Marcus, a high school dropout, went from G.E.D. to M.B.A. Although his education has a major impact on his investment philosophy, the real impact came from his upbringing.

Marcus thrives on completing successful transactions. As a young kid, his parents and grandparents faced many challenges; as a result, it made him think of ways he could help. His mother and grandmother were avid investors—not in the market but in people. Marcus was a recipient of those investments. And his early years were hard work growing up on a farm.

Marcus was a strategist at an early age. To relieve the burden of his family buying him clothes when it was time to return to school, he decided to make a small investment that paid big dividends. Marcus decided to purchase a small piglet at the beginning of summer, feed it until it became fat, and then sell it to a local farmers’ auction before the school year started. This was one of his first transactions and the beginning of his adventure of finding equity in every opportunity.

Marcus’ hard work continues today: He has completed over $3.3 million in wholesale transactions. Currently, Marcus is a licensed agent who wholesales virtually in multiple states while building his investment portfolio. Although wholesaling provides great money, he saw the opportunity to buy some of the deals he found and convert them into cash flowing rentals.

Marcus currently holds seven rentals, two of which are commercial units. He’s also done the unimaginable and purchased a school, which was converted to a daycare center. Again, he turns what is a marginal profit into a significant equity position. He leverages the equity by using the BRRRR (Buy, Rehab, Rent, Refinance, Repeat) strategy to increase his portfolio without any money out of pocket.

Marcus has been featured on numerous podcasts, such as the Louisville Gal Podcast, the Best Real Estate Investing Advice Ever podcast, FlippingJunkie, and many others. He’s currently a featured blogger for BiggerPockets, the largest community of real estate investors in the world.

Along with completing transactions and working to build his portfolio, he provides mentorship to aspiring investors. This is done through one-on-one interactions and through his successful YouTube channel and blog.

Marcus does utilize his M.B.A. for more than real estate. As a consultant for a successful non-profit institution south of Chicago, he uses his expertise in the development of human capital. His philanthropic efforts help existing stakeholders develop in their capacity to serve those in need of assistance.

Marcus completed his M.B.A. in 2011 from Olivet Nazarene University.


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In this world of real estate, there are some truths—but there are also many lies. I assume since you’re reading this that you’re interested in real estate wholesaling—a strategy that’s often misunderstood.

Lately, I’ve been doing 30-minute free strategy sessions with aspiring wholesalers. I take this time to introduce newbies to the world of real estate investing. During these sessions, they can ask me anything about real estate (and wholesaling more specifically).

What I’ve found is that there are a ton of misconceptions out there, and I want to set the record straight here.

The 8 Most Common Lies Newbies Believe About Wholesaling

1. Wholesaling is illegal.

This is the biggest question I’m asked. My answer, despite what critics might say, is no, wholesaling (at least how I do it) is not illegal. I am here to clarify that brokering a real estate transaction without a license is illegal. There is a small gray area, and although I do not like to operate in the gray area because I consider myself to be somewhat conservative, I tell aspiring wholesalers to get their license to eliminate that gray area.

Do not broker deals without a license. As a wholesaler without a license, you need to ensure you clarify with your seller that you are purchasing the property and not finding an end buyer. I know this is small semantics, but it is key that you clarify this.

Again, I am an advocate for getting your license to help minimize risk. Plus, having a license may also help open other doors.


Related: 5 Ways to Lose Your Wholesale Deal (After Signing the Contract)

2. Wholesaling is dead.

Yes, I actually heard this. Although in many markets it’s harder to find deals, this strategy is not dead. I have a deal closing next week in one if the toughest markets in the nation.

I agree that it is much more challenging than it was just two years ago. During this time of market saturation, you have to be more creative and liquid to find deals.

3. You absolutely have to have a license to wholesale.

As I explain above, this is an advantage but not a necessity. This is just my advice. You can draw your own conclusions, but you do not have to have a license.

Is it more beneficial? Yes.

4. You can be successful without money.

Let’s be clear: You cannot get something for nothing. Keep this in mind. You definitely cannot sustain a business without money. Can you get started with limited money? Yes, but you will have limited success.

5. There’s no risk involved.

This is the most audacious remark I’ve heard. What investment strategy that you know of has no risk and no downside?


Here is one of the risks: You can be sued. Yes, this is a possibility. I don’t want you to have a false sense of security thinking that you can do this and not face any challenges.

I’ve seen and heard of wholesalers being sued by the seller, the buyer, and other wholesalers. Beware and get educated.


6. Wholesaling is for beginners only.

I am here to inform you that many seasoned investors still wholesale. Is it their primary strategy? Well, of course not. However, there are times where you have a deal that is too sweet to pass up, but the deal does not fit your model.

You’re not going to let money run through your fingers. As an entrepreneur, you look at every possibility to leverage your resources.

Many non-beginner investors I know personally wholesale a lot of deals.

7. You can virtually wholesale deals by yourself.

Now, this is a bunch of crap. Virtual wholesaling is difficult, and you cannot do it alone. It’s actually more important to have a team when virtual wholesaling compared to wholesaling in your local market.

I’ve heard of courses that inform aspiring wholesalers to simply virtually wholesale if the local market is too competitive or saturated.

Is virtual wholesaling a possible? Absolutely.

I’ve done many virtual deals, but you have to have a strong team in place. This team may consist of a wholesaler in that market, birddogs, attorneys, title agents, etc. This is not a task you want to try and implement independently.

Related: A 60-Day Action Guide to Wholesaling Your First Property

8. Real estate agents hate wholesalers.

I’ve heard this quite often, and although the real estate agent/wholesaler relationship sometimes may not be the greatest, this isn’t always the case.

There are real estate agents who work with investors and love wholesalers. This is because wholesalers can provide agents’ clients with off-market deals. This helps agents show their clients that they are embedded in the local industry.

Agents can make a lot of money from wholesalers. I get that many agents believe wholesalers are taking possible listings. However, if wholesalers hand off below-market deals to agents, that is a benefit for the agent and his/her client.

We have many agents on our buyer’s list, and you should, too.

Remember, when you hear a negative statement, you must evaluate the source. Some of these lies are from those who have ulterior motives.

When working to be a wholesaler, you will encounter many things that can skew your perspective. But even by reading this article, you’ll have the upper hand on your competition.

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What wholesaling myths and lies have you encountered?

Comment below!