How To Wholesale Real Estate In Manitoba: Step‑By‑Step (2025)
Oct 09, 2025
- What: Wholesaling real estate in Manitoba means securing contracts on discounted or distressed homes and assigning them to investors for a profit. With prices rising and inventory tightening, the province offers strong deal potential for informed investors.
- Why: Manitoba’s seller’s market and the Real Estate Services Act create both opportunity and responsibility. Success depends on due diligence, market knowledge, and compliance with local rules.
- How: Learn provincial laws, build a cash buyers list, find motivated sellers, and execute contracts with precision. Verify titles, estimate repairs, and build long-term relationships to sustain success.
Wondering how to wholesale real estate in Manitoba? You’re not alone. Real estate investing across the province is growing fast, and wholesaling has become one of the easiest ways for beginners to get started. With little upfront capital and plenty of opportunity from Winnipeg to rural Manitoba, this strategy lets you profit by finding discounted properties and connecting them with ready buyers—all without owning the homes yourself.
Whether you’re brand new or already exploring real estate deals, this step-by-step guide will show you how to find motivated sellers, build strong relationships, and confidently close your first wholesale deal in Manitoba.
- What Is Wholesaling Real Estate?
- How To Wholesale Real Estate In Manitoba (9 Steps)
- Why Wholesale Real Estate In Manitoba?
- Wholesaling Real Estate Pros & Cons
- Is Wholesaling Legal In Manitoba?
- How Much Do Real Estate Wholesalers Make In Manitoba?
- Do You Need A License To Wholesale In Manitoba?
- Final Thoughts On Wholesaling In Manitoba
If you’re serious about doing your first real estate deal, don’t waste time guessing what works. Our FREE Training walks you through how to consistently find deals, flip houses, and build passive income—without expensive marketing or trial and error.
This FREE Training gives you the same system our students use to start fast and scale smart. Watch it today—so you can stop wondering and start closing.
Host and CEO of Real Estate Skills, Alex Martinez, provides a comprehensive, step-by-step guide for beginners to start wholesaling real estate!
What Is Wholesaling Real Estate?
For anyone new to real estate investing, wholesaling real estate is one of the simplest and most affordable ways to start building wealth in property. The concept is straightforward: a wholesaler finds a property being sold below market value—often a distressed home—secures it under contract, and then assigns that contract to a cash buyer for a fee. Instead of buying and renovating the property themselves, wholesalers profit by connecting motivated sellers with ready buyers.
Wholesalers sell their contractual rights, not the property itself. This right, known as equitable interest, allows them to transfer or “assign” the contract to another investor. In Canada, this is a legitimate and efficient way to participate in real estate investing without needing significant upfront capital or long-term financing.
There are two common ways to close a wholesale deal: contract assignment and double closing. With an assignment, you transfer your rights in the contract directly to the end buyer before closing. A double close, on the other hand, involves two back-to-back transactions—you briefly buy the property and then resell it to your buyer. Both methods have their place, depending on the deal structure, seller comfort level, and local regulations.
| Method | Description | Pros | Cons |
|---|---|---|---|
| Assignment | Transfer your contract to a buyer before closing. The buyer steps into your place and purchases directly from the seller. | Low cost, fast turnaround, minimal paperwork. | Not all sellers allow assignments; your fee is disclosed to both parties. |
| Double Closing | You close on the property first, then immediately resell it to your buyer—two separate transactions. | Keeps profit confidential, avoids assignment restrictions. | Requires short-term funding and higher closing costs. |
- Wholesaling real estate requires minimal capital and offers quick turnaround potential.
- Wholesalers sell their contractual rights—not the property itself—earning a fee for connecting sellers and buyers.
- Every wholesale contract must include an assignment clause to allow legal transfer to another buyer.
How To Wholesale Real Estate In Manitoba (9 Steps)
Wholesaling is not a one-off game—it’s a repeatable, scalable process when you know your market and legal boundaries. In this section, you'll get a complete, Manitoba-tailored walkthrough of nine essential steps. From mentorship to closing, you’ll see how each phase works under provincial rules and market conditions.
Partner With A Wholesale Mentor
Mentorship accelerates your learning curve and helps you avoid rookie mistakes—especially when navigating Manitoba’s neighborhoods and investing norms. A mentor familiar with the Winnipeg, Brandon, or rural markets can guide you on fair pricing, contract language, and local relationships.
- Find mentors at Manitoba REIA meetups, local investor groups, or online forums.
- Ask mentors for help with contract templates, negotiation techniques, and market insight.
- Seek someone who has closed deals in Manitoba to share real-world lessons.
Need a Mentor? Start Here (Free PDF)
If you’ve been thinking, “I just need someone to show me the moves,” that’s us. We’re the mentor you’re looking for, and you don’t have to wait. Grab our free, step-by-step PDF that shows you how to wholesale anywhere—from legal basics to buyer lists, offers, and closing. It’s concise, actionable, and designed for your first deal. Download the free guide now:
Learn Manitoba Real Estate Wholesaling Laws & Contracts
Regulations vary by province, so it’s critical to understand Manitoba’s rules before wholesaling. The Real Estate Services Act and Brokers Act govern many aspects of property transactions. In Canada, wholesaling is legal when you’re transferring your contractual rights and disclosing your role properly.
- Licensing may be required if you act like a broker—if you're just assigning your interest, licensing often isn’t needed.
- Must include an assignment clause in your Purchase & Sale Agreement.
- Disclose your wholesaler role to both seller and buyer.
- Advertising must be truthful and compliant with provincial standards.
- Be prepared for tax obligations—assignment fees count as income.
Understand The Manitoba Real Estate Market
Before you start making offers, you must understand Manitoba’s local market conditions. Winnipeg and surrounding regions often behave differently from smaller towns, so being data-driven improves decision-making.
Recent trends show home sales down roughly 6% year-over-year, while active listings have dropped about 12.6%. The average price sits near $395,913, and months of inventory hover around 2.2—indicative of a seller’s market.
- Sales volume and trends
- Active listings and new listings
- Median home price
- Months of supply / inventory tightness
- Time on market and turnover rate
- Local economic growth, job creation, and infrastructure
Build A Cash Buyers List
When you decide to learn how to wholesale real estate in Manitoba, one of the first things you need to do is network with cash buyers. Nothing moves a wholesale deal faster than a ready list of cash buyers. These are your buyers for the assignment, so you want a qualified, motivated network.
- Attend Manitoba REIA events and real estate investor meetups.
- Network at auctions and talk to active flippers and landlords.
- Use local Facebook & LinkedIn groups specific to Manitoba real estate investing.
- Create a simple signup page for buyers to register deals automatically.
- Track buyer preferences: price range, property types, neighborhoods.
Find Motivated Sellers & Distressed Properties
When learning how to wholesale real estate in Manitoba, you must find sellers who are motivated and properties with upside. In Manitoba, these often come from financial distress, neglected homes, or expired listings.
- Contact owners facing mortgage or tax distress.
- Explore tax lien or foreclosure auctions (if available in your area).
- Network with estate lawyers or executor contacts.
- Monitor expired MLS listings.
- Use driving-for-dollars in Winnipeg or rural areas.
- Send direct mail to likely seller profiles.
Put Distressed Properties Under Contract
Securing a contract is your foundational move in wholesaling. It gives you control and leverage to assign or flip the deal.
- Calculate your After-Repair Value (ARV).
- Estimate rehab repair costs.
- Use the MAO formula: MAO = (ARV × 70%) – Repairs.
- Draft a Purchase & Sale Agreement with an assignment clause.
- Include contingencies (inspection, financing as needed).
- Present clearly to the seller—explain your role and exit strategy.
*For in-depth training on real estate investing, Real Estate Skills offers extensive courses to get you ready to make your first investment! Attend our FREE Webinar Training and gain insider knowledge, expert strategies, and essential skills to make the most of every real estate opportunity that comes your way!
Assign Contracts To Cash Buyers
When your contract is solid, it’s time to transfer that deal to a buyer. This is where your profit is locked in.
- Present the deal with ARV, repair cost, MAO, and potential profit.
- Have buyers sign an Assignment Agreement specifying your fee.
- Disclose your role as wholesaler and share copies with all parties.
- Use escrow if applicable to hold funds and reduce risk.
- Ensure buyer has proof of funds or financing before assignment.
Close Deals & Collect Assignment Fee
Once your contract is assigned, the closing process begins. You usually never take title.
The buyer and seller proceed to closing, and your assignment fee is paid at that time. For example, if you contracted a property at $300,000 and assigned it for $315,000, your $15,000 is your fee. Because you never had to invest in repairs or holding costs, your risk is much lower.
| Contract Price | Assignment Price | Your Fee |
|---|---|---|
| $300,000 | $315,000 | $15,000 |
Double Close When Necessary
Learning how to wholesale real estate in Manitoba requires knowing a few strategies. Sometimes you can’t simply assign a contract—either because the seller disallows it or local rules make assignment awkward. That’s when a double closing becomes useful: you temporarily take title and then immediately sell to the end buyer.
With a double close, you fund the first purchase (via transactional funding or your own capital) and then resell in the same closing window. It keeps your profit private and avoids seller objections about assignment. But double closings come with additional closing costs, more complexity, and risk.
| Method | When to Use | Pros | Cons |
|---|---|---|---|
| Assignment | Allowed by seller & local laws | Lower costs, faster process | Must disclose fee, seller might refuse |
| Double Close | When assignment not possible | Keeps profits private, more flexibility | Higher closing costs, requires funding |
Why Wholesale Real Estate In Manitoba?
Manitoba’s real estate market is ripe with opportunity for wholesalers who know how to read it. Though home sales dipped about 6% year-over-year, the market remains solid and resilient. At the same time, active inventory has tightened—only 3,246 properties are currently listed, a drop of 12.6% from last year. Prices are trending upward too, with the average sale now hovering near $396,000. And with months of supply at just 2.2—well below the long-run average—buying is getting more competitive.
In this environment, savvy wholesalers can uncover deals under the radar. Fewer competing buyers, rising valuations, and constrained supply all work in your favor. When you can contract properties under market value and assign those deals to cash buyers, margins stretch further—especially if you execute efficiently.
- High demand with low supply = less competition for motivated sellers
- Rising home prices give more room for profitable spreads
- Growing urban centers like Winnipeg draw migrants, increasing demand
- Strong rental markets in many Manitoba regions make fixers appealing to buyers
- Stable provincial economy and infrastructure growth support long-term value
Seller’s market ✔ | Rising average price (~$396K) ✔ | Low inventory (3,246 listings) ✔ | Months of supply: 2.2 ✔
Wholesaling Real Estate Pros & Cons
Wholesaling real estate in Manitoba comes with plenty of upside, but it’s not without its challenges. The province’s rising prices and tight inventory create excellent opportunities for those who know how to find and assign deals—but the process still requires diligence, compliance, and strong networking skills.
| Advantages | Disadvantages |
|---|---|
| Requires minimal startup capital—ideal for beginners entering the market. | Regulatory complexity under The Real Estate Services Act can be confusing for new investors. |
| Access to discounted and off-market properties that can be quickly assigned for profit. | Requires meticulous due diligence and constant property verification. |
| Little to no holding time—profit without owning or maintaining property. | Competition for quality deals is rising as more investors enter the market. |
| No need for strong credit or traditional financing. | Market swings or declining demand can reduce spreads quickly. |
| Supportive local investor network and educational resources like REIA meetups and online communities. | Some listings lack detailed property data or photos, requiring extra verification. |
| Clear provincial guidelines help wholesalers operate legally when they disclose and assign properly. | High assignment fees can attract scrutiny or mistrust from certain sellers or buyers. |
| Strong market fundamentals—limited inventory (-12.6%) and rising prices (~$396K)—support consistent demand. | Working with lawyers or licensed agents adds cost but is often necessary for compliance. |
Is Wholesaling Legal In Manitoba?
Yes, wholesaling real estate is legal in Manitoba—as long as you sell your contractual interest in a property rather than the property itself. In other words, you’re not acting as a real estate agent or broker; you’re simply transferring the rights within your signed purchase agreement to another buyer for a profit. This process is recognized and permitted across Canada when done correctly and transparently.
Wholesaling activity in Manitoba falls under the framework of The Real Estate Services Act, which regulates individuals providing real estate services for compensation. If you’re representing others in buying or selling property for a fee, you may need a real estate license. However, if you’re assigning your own equitable interest in a contract—and clearly disclosing your role to all parties—a license is not required. Proper disclosure and compliance keep your business within legal boundaries and help you build a trustworthy reputation.
Because real estate regulations can vary by situation, it’s always wise to confirm specifics with the Manitoba Securities Commission or a qualified real estate lawyer. They can help ensure your contracts, marketing, and disclosures meet provincial requirements.
- Include an assignment clause in every Purchase & Sale Agreement.
- Fully disclose your role as a wholesaler to both the seller and buyer.
- Use legally approved forms and written agreements.
- Avoid advertising or marketing the property itself—only the contract.
- Keep records of all transactions and communications for compliance.
How Much Do Real Estate Wholesalers Make In Manitoba?
Wholesaler income in Manitoba varies widely depending on experience, consistency, and market conditions. Most wholesalers aim to earn around $10,000 per deal, though this figure can fluctuate based on deal complexity and property type. New wholesalers may start with smaller assignment fees to build credibility, while seasoned investors who understand negotiation, repair costs, and buyer demand can command higher payouts.
Because wholesaling relies on volume and precision rather than guaranteed commissions, income potential depends on how efficiently you find and close deals. Manitoba’s rising home prices and low inventory create strong spreads for those who understand how to price accurately and maintain a steady deal flow.
- Deal Volume: Completing more transactions per month or quarter increases total profits.
- Assignment Fee Size: Experienced wholesalers often earn $10K–$20K per deal; beginners may earn $3K–$7K.
- Time Investment: Active marketing, networking, and analysis yield more consistent opportunities.
- Mentorship & Training: Learning from an experienced mentor or program accelerates growth and reduces costly mistakes.
- Market Timing: During low inventory or rising-price periods, spreads tend to widen, boosting profits.
Do You Need A License To Wholesale In Manitoba?
No, you don’t need a real estate license to wholesale properties in Manitoba—provided that you’re assigning your contractual rights and not representing or negotiating on behalf of others. In other words, when you act as the buyer in a Purchase & Sale Agreement and then assign that contract to another investor, you’re operating legally without needing a license.
However, if you regularly handle real estate transactions for clients, market properties on their behalf, or earn commissions instead of assignment fees, you may need to register under The Real Estate Services Act or the Real Estate Brokers Act. For clarity on your specific activities, it’s best to consult the Manitoba Securities Commission or a qualified real estate lawyer. Some wholesalers even choose to obtain a license voluntarily—it grants access to the MLS and opens the door to other income streams like traditional sales or property management.
- Pros of Getting Licensed: Access to MLS listings, additional revenue from commissions, increased credibility with clients.
- Cons of Getting Licensed: Requires education, exam fees, ongoing compliance, and adherence to brokerage supervision rules.
Final Thoughts On Wholesaling In Manitoba
Wholesaling real estate in Manitoba offers one of the most accessible entry points into investing. By contracting undervalued or distressed properties and assigning those contracts to buyers, investors can earn profits without owning or financing the homes themselves. Manitoba’s current real estate landscape—a seller’s market marked by rising prices, tight inventory, and steady demand—creates an ideal environment for wholesalers who understand how to spot opportunities and act quickly.
Throughout this guide, we covered everything you need to know when learning how to wholesale real estate in Manitoba—from finding motivated sellers and building a cash buyers list to learning the laws, securing contracts, and closing deals. The most successful wholesalers in Manitoba focus on due diligence, legal compliance, market analysis, and relationship building. With mentorship, patience, and practice, you can scale from your first deal to a thriving real estate business built on consistent results.
Wholesaling isn’t risk-free, but it rewards those who take action and stay informed. If you’re ready to get started, commit to learning the fundamentals, understanding Manitoba’s regulations, and surrounding yourself with experienced investors who can guide your journey. Every deal is a learning opportunity—and with the right foundation, your next one could be your first major win.
If you’re serious about doing your first real estate deal, don’t waste time guessing what works. Our FREE Training walks you through how to consistently find deals, flip houses, and build passive income—without expensive marketing or trial and error.
This FREE Training gives you the same system our students use to start fast and scale smart. Watch it today—so you can stop wondering and start closing.
*Disclosure: Real Estate Skills is not a law firm, and the information contained here does not constitute legal advice. You should consult with an attorney before making any legal conclusions. The information presented here is educational in nature. All investments involve risks, and the past performance of an investment, industry, sector, and/or market does not guarantee future returns or results. Investors are responsible for any investment decision they make. Such decisions should be based on an evaluation of their financial situation, investment objectives, risk tolerance, and liquidity needs.
Alex Martinez, the founder of Real Estate Skills, is known for his strong, practical expertise in real estate, starting from a beginner with no family connections in the industry to completing over 50 real estate deals, including wholesale and flips, within his first year.
He has dedicated his career to providing cutting-edge education and resources for real estate professionals. He emphasizes the importance of self-taught knowledge through mentors, books, and hands-on experience.
His journey from earning a modest income to becoming a successful real estate entrepreneur and educator showcases his expertise and dedication to the field.
Ryan Zomorodi, co-founder and COO of Real Estate Skills, leverages his experience from a diverse background in real estate investment, construction management, and entrepreneurship to provide comprehensive education in the real estate sector.
His expertise is rooted in hands-on experience, extensive industry knowledge, and a commitment to empowering others through education.
Ryan's journey reflects a blend of practical experience and entrepreneurial success, contributing to his role in developing a platform that educates and supports aspiring real estate professionals.
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