I have a deal right now with good ARV seller wants to sell sight unseen no inspection . I'm having a hard time dispo this deal . I have pictures of the property . For my fellow wholesalers what's the strategy here has anyone dealt with this ? If so how do I handle the contract and exit strategy ?
Englewood, NJ · Member since 2018 · 356 posts · 61 votes
2d
Sight-unseen with no inspection is a hard dispo. Most cash buyers underwrite risk, not the claimed ARV.
On the contract: keep it assignable. Either negotiate a short inspection window even if they said no walkthrough, or price the assignment so the end buyer is paid for blind risk (thinner fee / bigger discount). Photos alone rarely close someone who cannot walk the property.
On exit: before you shop it, pull public records — county assessor (just/market value, SF, year built), open permits, and liens or lis pendens on the official records, plus recent comps in the same zip. That clerk + assessor packet answers a lot of the diligence questions buyers ask when they cannot inspect. If the seller still blocks all access, expect a smaller pool of true as-is buyers and a thinner fee.
Investor · Austin, TX · Member since 2014 · 142 posts · 84 votes
2d
I would stop trying to dispo this until you know exactly what the seller means by “no inspection.”
There's a big difference between refusing an inspection contingency, refusing a professional inspector and refusing all buyer access. If nobody can enter the property, a "good ARV" doesn't establish a good deal because you still can't support the repair number. Your buyer has to assume the roof, foundation, mechanicals and interior may all be worse than the pictures show.
Igor is right that the uncertainty must be reflected in the price. I’d first try to negotiate one short, controlled walkthrough with no repair requests and no renegotiation unless the condition was materially misrepresented. If the seller still refuses all access, underwrite the property using a genuinely adverse repair scenario. If the spread disappears, there probably isn’t a marketable deal.
Before marketing it, confirm with the closing attorney or title company that your contract provides the assignment, access and marketing rights you intend to use. Then disclose the access restriction prominently, not after a buyer shows interest. Include dated photos, defensible comps, public records, known defects, title status, closing deadline and the exact assumptions behind the repair estimate. A buyer may accept unresolved risk, but only when the discount is large enough and the wholesaler is completely transparent about it.
Investor · Get yourself trained before doing something inadvisable. · Member since 2024 · 3k+ posts · 1k+ votes
2d
Quote from @Juan Lugo:
I have a deal right now with good ARV seller wants to sell sight unseen no inspection . I'm having a hard time dispo this deal . I have pictures of the property . For my fellow wholesalers what's the strategy here has anyone dealt with this ? If so how do I handle the contract and exit strategy ?
Sounds odd that someone wants to sell "sight unseen" Are there dead bodies in every bedroom? Termites? Gila monsters? What's the deal here? He's hiding something.
What do the numbers look like? Because as an investor I would consider buying sight unseen however I underwrite those deals extremely conservatively and always factor for every repair needed so my budgets are definitely much larger. It's doable to sell a deal like that but with it being sight unseen the deal just has to be very deep