Hi everyone,

I'm based in Egypt and interested in participating in actual real estate wholesale transactions in Ohio through a joint venture (JV) with an experienced local wholesaler.

I do not hold an Ohio real estate license, and I currently do not have the capital to fund a property purchase or earnest money deposit. I’m trying to understand whether there is a legally compliant way for someone in my position to participate in a real transaction and receive an agreed share of the proceeds or profits.

I want to understand the legal requirements before entering into any agreement, rather than assume that calling something a "JV" makes it permissible.

I have a few specific questions:

1. Under Ohio law, can an unlicensed, non-US resident participate as a genuine co-principal in a wholesale transaction and receive an agreed share of the proceeds? What would distinguish that arrangement from an unlawful referral fee or unlicensed brokerage activity?

2. Would the answer differ between vacant land and residential property with one to four dwelling units, particularly following the changes to Ohio’s wholesaling law effective March 2, 2026?

3. Which activities would require an Ohio real estate license? For example, sourcing opportunities, finding buyers, negotiating, assigning a contractual interest, or participating under a written JV agreement?

4. Are there any official Ohio Division of Real Estate resources or Ohio attorneys experienced in wholesaling law who could clarify these questions?

I understand that forum replies are not a substitute for legal advice. I’m looking for reliable guidance and official sources so I can determine whether a compliant path exists before committing to a transaction.

I’d especially appreciate input from Ohio real estate attorneys, brokers, or wholesalers who have verified these requirements.

Thank you.