Off-Market Deal Vetting Checklist

Check a wholesale or off-market deal before you send earnest money.

3 sections
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About 2 min read
Updated Nov 4, 2026

BiggerPocketsCreated by the BiggerPockets editorial team

Off-market deals from wholesalers can be some of the best buys you'll find, but you're relying on someone else's numbers and someone else's contract. Run every deal through these checks before you sign an assignment or send earnest money.

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1. The contract

Ask the wholesaler for the purchase contract with the seller, not just a summary.

Under contract: the wholesaler has a signed purchase contract with the owner of record. Check the seller's name against the county records.
Assignable: the contract allows assignment, or the wholesaler plans a double closing you're comfortable with.
Seller informed: the seller knows, in writing, that the contract may be assigned.
Earnest money: real earnest money was put up by someone who can close.
Nothing recorded: no memorandum or other document is recorded to tie up the seller's property.
Closing date: the contract's closing date leaves you time for inspection, financing and title.

2. The numbers

Run your own numbers. Don't rely on the wholesaler's ARV or repair estimate.

ARV: pull your own comps of renovated homes nearby, sold in the last 6 months.
Repairs: walk the property, or send a contractor, and build your own rehab budget.
Maximum offer: your total price, including the assignment fee, is at or under 70% of ARV minus repairs.
Fee disclosed: you know the assignment fee and the seller's contract price.
Holding and closing costs: you've budgeted for them, plus a contingency.

3. Title, access and the law

Title search: order a title search through your own title company or attorney.
Access: you can get into the property before closing, or the price reflects that you can't.
Occupancy: you know whether it's vacant, owner-occupied or tenant-occupied, and what that means for possession.
State rules: the deal follows your state's rules on wholesaler licensing and disclosure.
Track record: the wholesaler has closed deals before. Ask for references or past deals.

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The PDF has a notes column for every item. Print it for your walk-through.

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Off-Market Deal Vetting Checklist

1. The contract

2. The numbers

3. Title, access and the law

Take this checklist with you

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