No buyer wants to work or does not work with wholesalers

Wholesaler · Member since 2026 · 7 posts · 3 votes

Hi,

I noticed that the potential buyers I contact to assign a contract do not work, or not interested in working with wholesalers. The pattern is same with individuals, investors and builders. What is the problem? What kind of people work with wholesalers then?

Thanks in advance to everyone who contributes under this post.

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Chris ColtonPro Member

Investor · San Antonio, TX · Member since 2026 · 45 posts · 28 votes

Thanks for clarifying Arslan. That makes sense. Some buyers just will not buy from a wholesaler and no presentation changes that. I would be upfront at the start and spend your time on land buyers who do buy assignments. When a buyer says owner only I move on. The right buyers are out there, they are just a smaller group, especially for land.

210-756-9075

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Chris ColtonPro Member
Investor · San Antonio, TX · Member since 2026 · 45 posts · 28 votes
1d
Hi Arslan. I am a buyer and I do work with wholesalers. What makes me pass is usually the presentation, not the wholesaler. If the price, rent, repair guess and photos are clear and I can check the house fast, I take it seriously. If I have to chase basic info or the numbers feel padded, I move on. The buyers who work with wholesalers most are active local buyers who buy often and can decide fast. It helps to ask a buyer what they want before you send a deal and only send what fits that. Good luck. Keep going.
210-756-9075
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- Arslan Agamyradov
  OP
  Wholesaler · Member since 2026 · 7 posts · 3 votes
  1d
  Quote from @Chris Colton:
  Hi Arslan. I am a buyer and I do work with wholesalers. What makes me pass is usually the presentation, not the wholesaler. If the price, rent, repair guess and photos are clear and I can check the house fast, I take it seriously. If I have to chase basic info or the numbers feel padded, I move on. The buyers who work with wholesalers most are active local buyers who buy often and can decide fast. It helps to ask a buyer what they want before you send a deal and only send what fits that. Good luck. Keep going.
  
  Hi Chris, thanks for the comment. It is not about presentation, the first thing they ask is whether I am the owner or not, and when I say not, they say that they only buy from the owner. They won't accept contract assignments or double-closing arrangements. I am in land wholesaling, maybe the issue is related with the nature of the property, I can't say.
  1 Reply
- Chris ColtonPro Member
  Investor · San Antonio, TX · Member since 2026 · 45 posts · 28 votes
  1d
  Thanks for clarifying Arslan. That makes sense. Some buyers just will not buy from a wholesaler and no presentation changes that. I would be upfront at the start and spend your time on land buyers who do buy assignments. When a buyer says owner only I move on. The right buyers are out there, they are just a smaller group, especially for land.
  210-756-9075
  2 Reply
Maurice Smith
Investor · Richmond, VA · Member since 2020 · 112 posts · 140 votes
1d
@Arslan Agamyradov what market are you in? And vet buyers before you reach out. Don’t waste time with people that aren’t active. You can confirm their buying activity through deed/transfer records with the county.
2 Reply
- Arslan Agamyradov
  OP
  Wholesaler · Member since 2026 · 7 posts · 3 votes
  21h
  Quote from @Maurice Smith:
  @Arslan Agamyradov what market are you in? And vet buyers before you reach out. Don’t waste time with people that aren’t active. You can confirm their buying activity through deed/transfer records with the county.
  
  Hi Maurice! I am currently operate in Marion County, FL. Yes, I pulled my buyers' list from 2026 property sales data which I got from county property appraiser. They are all real buyers with recent deed transfers to their names. Most of them either directly tell me that they don't work with wholesalers, or if at first interested, get cold feet and do not respond after hearing that the contract will be assigned.
  0 Reply
Don KonipolBusiness Member
Investor · The Woodlands TX / Avon, CT · Member since 2009 · 6k+ posts · 10k+ votes
17h
If you identify and obtain an option on a property that's (1) not known to be available for sale and (2) significantly price below TRUE market value then you'll have no trouble completing a sale to an investor/buyer. If you're tying up properties off of MLS or advertised FSBO offers, taking asking prices and tacking on a profit for yourself, then buyers don't want to obligate themselves to pay you or pay a higher price for properties that they can find themselves.
It’s about value added. If a “wholesaler” is merely trying to insert themselves into a transaction as an “unlicensed” broker, then they’re going to find very little return on their time.
The successful wholesalers I know spend $10,000 + each month on marketing, sales, promotion, etc.
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- Arslan Agamyradov
  OP
  Wholesaler · Member since 2026 · 7 posts · 3 votes
  15h
  Quote from @Don Konipol:
  If you identify and obtain an option on a property that's (1) not known to be available for sale and (2) significantly price below TRUE market value then you'll have no trouble completing a sale to an investor/buyer. If you're tying up properties off of MLS or advertised FSBO offers, taking asking prices and tacking on a profit for yourself, then buyers don't want to obligate themselves to pay you or pay a higher price for properties that they can find themselves.
  It’s about value added. If a “wholesaler” is merely trying to insert themselves into a transaction as an “unlicensed” broker, then they’re going to find very little return on their time.
  The successful wholesalers I know spend $10,000 + each month on marketing, sales, promotion, etc.
  I work strictly off-market deals which I manually source from county records. The prices I offer to buyers are also reasonably below market value, or anchored around their lower target purchase price. The problem is, even if they like the property and the price, as soon as they hear that I am not the owner they back out. We don't even do much talking. I am not such high maintenance wholesaler as 10k one, but some deals I find are below market value but still fall off because of the problem I described.
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Judith Jonathan
Investor · Remotely · Member since 2026 · 9 posts · 3 votes
17h
When I build buyer lists for land investors as a VA, I start with the county records, not cold outreach. Pull the land sales from the last six to twelve months in your area and look for the same names or LLCs showing up more than once, because those are the people buying often. I keep each one on a sheet with the parcel sizes they buy, their price range and whether they have taken an assignment before, so you know who gets your next deal first. Mark the owner-only buyers on that sheet too, so you stop spending time on them.
2 Reply
- Arslan Agamyradov
  OP
  Wholesaler · Member since 2026 · 7 posts · 3 votes
  15h
  Yes, I do the same, but how do you know whether they have taken an assignment before? By contacting them or there are other way to obtain that info?
  0 Reply
James JonesPro Member
Investor · Collierville, TN 38017 · Member since 2017 · 951 posts · 647 votes
17h
Arslan, plenty of us buy from wholesalers. I do, and deal flow is the bottleneck at 236 properties, so I need wholesalers who bring real deals.
Here is the difference. The buyers passing on you are probably not passing on wholesaling. They are passing on the numbers, or on not knowing if the deal is real.
When a wholesaler sends me a Memphis single-family under $100K, with a believable ARV in the $180K to $265K range and rent that clears the 1% rule, I can say yes or no in one pass. When the price is retail and the ARV is a hope, I pass like everybody else.
Bring fewer, better deals with the numbers up front and real buyers will fight to stay on your list.
2 Reply
- Arslan Agamyradov
  OP
  Wholesaler · Member since 2026 · 7 posts · 3 votes
  15h
  Yes I understand that price should make sense for the buyer, but why would some of them just brush off wholesalers by saying that they only buy from a deed holder? As if property owners would go through all the trouble of finding them, doing the math, making it palatable to the buyer and then making the offer.
  0 Reply
Travis Goodwin
Wholesaler · Charleston WV · Member since 2026 · 265 posts · 147 votes
12h
I've been on both sides of this, buying from wholesalers and wholesaling properties myself. Some buyers simply don't want to work with wholesalers, and that's fine. I wouldn't spend too much time trying to convince them otherwise.
One thing I'd recommend is building relationships before you have deals to sell. Find out what they're buying, what areas they like, what they're paying, and whether they're comfortable with assignments.
Also, don't just build a list of buyers. Build relationships with buyers. There's a big difference.
I've found that when you bring somebody a good opportunity, have your numbers right, and make the process easy, you can build relationships that lead to multiple deals.
One question I'd ask these buyers is, "Is there a particular reason you don't work with wholesalers?" You might learn something valuable from their answers.
At the end of the day, not every buyer is your buyer, and that's okay.
1 Reply
Henry ClarkPro Member
Developer · Member since 2020 · 4k+ posts · 4k+ votes
12h
OP. You noted you do Land wholesaling. So this is more Commercial real estate versus residential?
The chance of you hitting one of our land types would be rare. Zoning, location, price, market, etc. So most people would tell you no, if Commercial.
You’re going to Assign a contract or offer? Please give an example of the terms you have negotiated. Do those terms fit a Commercial style offer? The chances of your offer fitting my type of offer would be rare.
1 Reply
- Arslan Agamyradov
  OP
  Wholesaler · Member since 2026 · 7 posts · 3 votes
  11h
  Not commercial, I've been doing regular quarter/half acre infill lots, and have been pitching them to builders and investors active around the area where the property is located. It is weird, since the lot's location is good and the price is reasonably low, and there are lots of new construction houses listed for sale and were sold in that area. They just seem to be not interested in working with a wholesaler.
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