How To Wholesale Real Estate In Oklahoma: Step-By-Step (2025)

Learning how to wholesale real estate in Oklahoma is one of the smartest ways to break into the state’s growing housing market, especially with home prices rising and inventory still limited.

Thanks to a recent population boom and an ongoing real estate boom, Oklahoma is full of opportunities for new investors and entrepreneurs looking to generate both active income and long-term wealth.

In fact, Oklahoma’s population grew faster than the national average in 2021, and with just over 4 million residents and only 1.76 million housing units, the state’s housing supply remains tight.

That supply-demand imbalance makes wholesaling properties an appealing strategy. You don’t need a lot of capital, and you can start building your investing network while flipping contracts for profit.

In this guide, we’ll walk you through exactly how to wholesale real estate in Oklahoma—step by step:

• What Is Wholesaling Real Estate?
• How To Wholesale Real Estate In Oklahoma (9 Steps)
• Is Wholesaling Real Estate Legal In Oklahoma?
• How Much Do Real Estate Wholesalers Make In Oklahoma?
• Do You Need A License To Wholesale Real Estate In Oklahoma?
• Is Wholesaling In Oklahoma Easy?
• Final Thoughts On Wholesaling In Oklahoma

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Ready to Take the Next Step in Real Estate Investing? Join our FREE live webinar and discover the proven strategies to build lasting wealth through real estate.

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*Before we begin our guide on how to wholesale real estate in Oklahoma, we invite you to view our video on How To Wholesale Real Estate Step by Step (IN 21 DAYS OR LESS)!

Host and CEO of Real Estate Skills, Alex Martinez, provides a comprehensive, step-by-step guide for beginners to start wholesaling real estate!

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What Is Wholesaling Real Estate?

Wholesaling real estate is the act of connecting homeowners, typically ones looking for a quick close, with fix and flip investors.

A wholesaler will typically cold call owners, send postcards, reach out to real estate agents and realty shops, and go under contract with a seller. Once under contract, the wholesaler will flip the purchase agreement over to an end-buyer who will subsequently fix and flip the property for a profit.

In exchange for this buyer-seller connection, the wholesaler receives an assignment fee.

 Read Also: How to Start Investing in Real Estate with No Money

Why Wholesale Real Estate In Oklahoma?

Wholesaling real estate in Oklahoma is an attractive venture due to the state's affordable housing market and high volume of distressed properties.

With an average home price of $216,849, according to Zillow, Oklahoma presents a low-cost entry for investors.

Additionally, there are 1,608 properties in foreclosure, 185 bank-owned properties, and 398 properties headed for auction, according to RealtyTrac. These figures highlight a significant pool of opportunities for wholesalers to acquire properties below market value.

The abundance of distressed homes provides a steady flow of deals, making Oklahoma an ideal state for anyone looking to profit from wholesaling real estate.

Download the Free Guide to Start Wholesaling Real Estate Legally Today

If you're planning to wholesale real estate in Oklahoma, make sure you start on the right foot by learning how to do it legally and confidently.

That’s exactly why we put together this FREE downloadable guide—so you can avoid costly mistakes, understand Oklahoma’s latest laws like SB 1075, and structure your deals the right way from day one.

Inside the guide, you'll find clear answers about whether you need a license, what disclosures are required, how to write compliant contracts, and what wholesaling strategies are still allowed in Oklahoma under the latest legislation.

Whether you're new to wholesaling or ready to take your business to the next level, this guide is a must-have resource for staying compliant and getting deals done the smart way.

Click the image below to download your free copy and start wholesaling the legal way in Oklahoma.

How To Wholesale Real Estate In Oklahoma (9 Steps)

Now that we've covered what wholesaling is, here’s our process for wholesaling in Oklahoma. Here's our simple step-by-step process for wholesaling real estate in Oklahoma:

1. Partner With A Wholesale Mentor
2. Learn Oklahoma Real Estate Wholesaling Laws & Contracts
3. Understand The Oklahoma Real Estate Market & Lingo
4. Build A Cash Buyers List
5. Find Motivated Sellers & Distressed Properties
6. Put Distressed Properties Under Contract
7. Assign The Contract To Cash Buyer
8. Close Deal And Collect Assignment Fee
9. Double Close Or Wholetail When Necessary

Step 1: Partner With A Wholesale Mentor

As a wholesale investor, you’ll want to reach out and learn from a wholesale mentor.

Wholesaling is a game of volume. Success will entirely depend on how many calls you can make, how many investors you can add to your cash buyer list, how many networking events you can attend, and how many blog posts, courses, and forums you can curate.

A mentor can help you hit the ground running and close more real estate deals.

Mentors have already “been there and done that.” They can provide you with the necessary tools to shape your journey into a winning one.

Befriend a mentor and pick their brain constantly. Ask them about every opportunity that crosses your desk. Ask them for financing resources, such as lenders, and legal advice.

Step 2: Learn Oklahoma Real Estate Wholesaling Laws & Contracts

Once you’ve secured a mentor, you’ll want to learn wholesaling laws and contracts.

As a wholesaler, your top priority should be protecting your own interests while staying compliant with Oklahoma law. You’ll be working with sellers, buyers, and title companies—so it’s crucial your paperwork is airtight. That includes making sure your purchase contract, your assignment contract, and your communication with all parties are clear, legal, and fully transparent.

To do that, you need to get familiar with state-specific wholesaling laws, licensing regulations, and the required documents to complete a deal legally in Oklahoma.

Start by browsing the ARELLO website to understand how real estate license laws are administered and enforced across different states. ARELLO is a respected authority on license law and can provide helpful background even if you’re operating without a license.

Then, review the Oklahoma State Courts Network Title 60, which includes important definitions and regulations related to property, ownership rights, and real estate contracts.

You'll also want to understand the Predatory Real Estate Wholesaler Prohibition Act, which has governed wholesaling in Oklahoma since November 1^st, 2021. This wholesale act put new restrictions on who can assign contracts and under what conditions.

But most importantly, wholesalers now need to be aware of Senate Bill SB 1075, passed in 2024 and effective as of November 1, 2024. This bill redefined who is considered a “wholesaler” in Oklahoma and added strict disclosure and cancellation requirements to wholesale transactions. Under SB 1075:

• You are considered a wholesaler if you enter into a purchase agreement for a residential property without the intent to occupy or improve it and with the intent to assign that contract to another buyer.
• You must provide a specific written disclosure to both the seller and the end buyer explaining that you are not buying the property yourself and that you may assign the contract for profit.
• The seller now has a 5-day cancellation right after signing a contract with a wholesaler, giving them time to back out if they feel misled or pressured.

These new rules mean it’s more important than ever to work ethically, disclose your role clearly, and use the right contracts. You don’t need a real estate license in every case, but you do need to follow the law to avoid serious penalties—or even criminal charges. Always work with a mentor, attorney, or licensed broker when starting out to make sure your deals are compliant from day one.

Step 3: Understand The Oklahoma Real Estate Market & Lingo

When diving into any new market, you’ll want to assess the market strengths, weaknesses, and opportunities.

Oklahoma has ten major cities with varying degrees of popularity and opportunity. The top three cities by population are Oklahoma City with 680,000 residents, Tulsa with 400,000 residents, and Norman with 125,000 residents. Those cities are likely the best places to start your research.

Walk around the streets of those towns and determine where most people are eating, living, and going to school. For instance, maybe check out the University of Oklahoma and its surrounding towns. It is the biggest college in the state and could cause the surrounding neighborhood houses to appreciate in value if the university continues to grow.

You could also make a list of all the large high schools in the area. Families will typically gravitate towards neighborhoods with good school districts. Those houses can also be a great place to start your wholesale journey.

Next, you’ll want to browse local real estate websites to learn about the ins and outs of the market. Check out the Oklahoma Real Estate Commission (OREC) and Oklahoma Association of Realtors websites for resources to build your market data. Additionally, you might want to familiarize yourself with the Oklahoma Abstractors Board. They provide laws regarding title insurance and certain conveyances you might come across in a real estate transaction.

Most individual cities also have city-specific realtor resources that might be helpful to gloss through. See the below list for a handful of examples:

• Oklahoma City Metropolitan Association of Realtors (OKCMAR)
• Greater Tulsa Association of Realtors (GTAR)
• Norman Board of Realtors (NBR)
• Lawton Board of Realtors (LBR)
• Edmond Board of Realtors (EBR)

Step 4: Build A Cash Buyers List

After you’ve done your market research, you’ll want to build a cash buyer list.

A cash buyer list is a list consisting of numerous real estate investors who are eager to invest in the Oklahoma housing market through your wholesale deals.

These people are ready to purchase investment properties with cash, and they are ready to close very quickly. Compiling a large list of cash buyers will help you execute on wholesale transactions with ease.

You can also check out this quick video below that talks about how to find cash buyers online for free!

 

Once you’ve compiled a list, you’ll be able to source properties on their behalf utilizing their specific investment criteria.

The beauty of a cash buyer is that they typically are not reliant on bank or hard money financing. They have plenty of liquidity and are just as eager to buy properties as you are eager to sell them.

Send out postcards, comment on blogs, and attend networking events. Having a strong cash buyer list could set you up for tremendous success.

Step 5: Find Motivated Sellers & Distressed Properties

Next, you’ll want to find motivated sellers and distressed properties.

Motivated sellers are homeowners who need to close on their houses quickly. These people are typically in a cash crunch and would rather have cash than property.

As a wholesaler, you’ll want to stick to motivated sellers, whether from the MLS or off-market properties.

Distressed properties are also another hunting ground for opportunity.

These properties typically consist of foreclosures being auctioned by banks or third-party auction houses. They could be houses that need a tremendous amount of renovation, or houses with a non-compliant borrower.

If you can land an auctioned, distressed home, you might be able to secure a tremendously undervalued property.

Check out the Oklahoma County Sheriff’s Foreclosure Sale for a list of properties up for bid.

Read Also:25 Questions To Ask Motivated Sellers: Investor’s (ULTIMATE) Guide

Step 6: Put Distressed Properties Under Contract

After you’ve done your research and have found the right distressed property, you are ready to go under contract.

One piece of advice before entering this phase of the process: get legal advice. A local real estate attorney or real estate licensee will be able to assist you in writing up a strong purchase and sale agreement.

Here is the most recently approved sample Oklahoma Uniform Contract of Sale of Real Estate form.

However, before you go under contract, you’ll want to crunch the numbers. This is known as the maximum allowable offer, or the MAO formula.

This is what the formula looks like:

MAO = After Repair Value – Rehab Costs – Desired Profit - Wholesale Fee

Let’s take it step by step.

Before you determine your MAO, let's look at how to lock in that property.

Watch this video to learn how to confidently fill out real estate contracts and secure your deal.

After Repair Value

The ARV or After Repair Value is the value of the property when it is brought back to the market. To calculate this value, you’ll want to survey surrounding streets and neighborhoods to determine what other houses are selling for. If you are buying a two-bedroom, one-bathroom range, but you are converting it into a three-bedroom, two-bathroom home, you’ll want to research what other three-bedroom, two-bathroom houses sell for.

You can do this by searching Zillow, the MLS, or Redfin. A simple internet search and a phone call to a local Oklahoma realtor can give you the estimated after-repair cost of your property. You can also reach out to local Oklahomans and licensed real estate appraisers – they can show you old appraisals to get an idea of value trends over time.

Rehab Costs

Rehab costs are the estimated costs associated with renovating the property. This could include anything from painting, landscaping, new appliances, and plumbing.

Estimate how much the repair job will take, because your buyer will need to do some work to the property if they ever plan on raising its value and reselling it. Consult with a general contractor or experienced rehabber to understand the costs of rehabbing a property.

Desired Profit

This number is a little trickier to calculate because it is entirely up to you.

Your end buyer is going to want to make a profit if they buy, fix, and flip your house. How much are they going to want to make? Your guess is as good as mine. But what you can do is bake in a range of possibilities.

Real estate investors like to make anywhere between 10% profit on the low end and 50% profit on the high end. So, if you are selling a house with a $150,000 ARV, you’ll want to bank in at least a $20,000 - $30,000 profit when all is said and done.

Wholesale Fee

The last variable in the equation is your profit – the wholesale fee.

This number is also entirely up to you. If you want to make $10,000, put that number in. If you want to make $20,000, you can put that number in too.

Consider basing your wholesale fee on the market conditions, the amount of work you’ll need to put in, the projected profit for your cash buyer, and the price of the house.

Once you’ve calculated your MAO, you are ready to make an offer! Buy the property for anything less than the MAO and you’ll secure a profit.

Step 7: Assign The Contract To Cash Buyer

Once you’ve gone under contract and contacted a cash buyer, it’s time to assign him or her the assignment of contract.

Remember, to consult an attorney before you draft your assignment contract. The number one most important rule is to ensure your interests are protected.

Step 8: Close Deal And Collect Assignment Fee

Once the assignment contract is signed and the purchase agreement is transferred over to them, you get to collect your assignment fee.

This can be in the form of cash, check, or whatever mode you prefer. Just make sure you and the end-buyer are always on the same page.

Step 9: Double Close Or Wholetail When Necessary

To maximize flexibility, sometimes you might want to double close or wholesale when necessary.

A double closing is when you go under contract with the cash buyer and the seller around the same time and forgo the need for an assignment contract. You’ll be using two separate purchase agreements.

What you’ll do is take the contract you have with the cash buyer and then present it to the title company alongside your contract with the initial seller. Then, the title company will facilitate your closing with the end-buyer and use the funds in escrow to fund the purchase of the property from your seller.

Not all title companies will allow this, so you can utilize a private money lender or transactional funding to close the deal with the seller.

In terms of flexible closings, you can also take the wholesaling route instead.

Wholetailing is the act of taking ownership of the property, doing some high-return on investment (ROI) renovations to drive value up, and then re-listing the property shortly thereafter on the MLS. Wholesaling is, in essence, a hybrid between wholesaling and a full flip. It can be a great strategy if you don’t have a good cash buyer yet or you are hoping for more favorable market conditions in a few weeks by selling to a savvy homeowner looking for a fixer rather than an investor.

Read Also: Wholesaling Real Estate For Beginners

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*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!

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Is Wholesaling Real Estate Legal In Oklahoma?

Yes! Wholesaling is legal in Oklahoma, but it comes with strict rules and legal boundaries that you need to understand.

One of the major changes came with the passage of the SB 1075, which took effect November 1, 2024. This bill formally defines what a wholesaler is and introduces mandatory written disclosures and a cancellation period for sellers. Under the new law, if you're assigning a contract on a residential property that you don't intend to occupy or improve, you're considered a wholesaler and must comply with the statute’s rules—including giving the seller five business days to cancel the agreement.

These changes build on the earlier Predatory Real Estate Wholesaler Prohibition Act, which lawmakers introduced to address concerns about aggressive and misleading wholesaling tactics. The law was designed to prevent unlicensed wholesalers from publicly marketing contracts and taking advantage of vulnerable sellers during a hot real estate market.

To comply, wholesalers must either obtain a real estate license under the Oklahoma Real Estate License Code, or only market their deals privately to known cash buyers. Publicly advertising a contract without a license is now prohibited, but that doesn’t mean wholesaling is off-limits.

The law is clear: “nothing in this section shall... prevent any person... from acquiring real estate for its own use, nor shall anything in this section prevent any person... from selling, renting, leasing, exchanging, or offering to sell, rent, lease, or exchange, any real estate so owned or leased.”

In simple terms, wholesaling is still 100% legal in Oklahoma, as long as you follow the rules. If you choose to get licensed, you can start by reviewing these approved courses to begin your Provisional Sales Associate journey.

How Much Do Real Estate Wholesalers Make In Oklahoma?

Unfortunately, there is no perfect answer to the wholesaler salary question.

Truthfully, the salary depends on the size of the deal and the volume. If you are wholesaling large real estate investments and multi-family buildings, you’ll likely make a pretty penny. But if you sell one deal every three months, you likely won’t make enough to live on.

On average, though, you should make anywhere between $10,000 and $25,000 per transaction.

Do You Need A License To Wholesale Real Estate In Oklahoma?

As mentioned earlier, with the passing of the Predatory Real Estate Wholesale Prohibition Act, the government made it more attractive to get a real estate license.

With a license, you’ll be able to broker deals, market properties, and contracts publicly, and get access to a large network of buyers and sellers.

So, although you might not necessarily need a license to be a successful wholesaler, it might be a good idea to get one anyway.

Is Wholesaling In Oklahoma Easy?

No, wholesaling in Oklahoma – and in any state – is not easy.

As you’ve learned, there are several laws, regulations, and tricks you’ll need to learn before you dive into the wholesale market. But with the right coach, mentor, and training, you can learn to navigate the industry with ease.

The Pro Wholesaler VIP Program is designed for the modern entrepreneur to learn the basics and the easy potholes to spot and avoid. It is 100% online and is used for local and virtual real estate wholesaling.

Final Thoughts On Wholesaling In Oklahoma

The great state of Oklahoma is a fantastic place to begin – or expand – your real estate journey. And, wholesaling real estate throughout the various Oklahoma cities can be your ticket to financial freedom.

Familiarize yourself with Oklahoma law, engage with real estate professionals, navigate the ins and outs of off-market and MLS properties, and walk the streets of major towns like Norman, OKC, and Tulsa.

Also, check out our brand new free training on how we help investors all across the country, wholesale and flip houses from the MLS using only a laptop and a cell phone.

Then, when you feel ready, write up a real estate contract and take the plunge and wholesale properties! It won’t be easy at first, but once you have a few of your deals under your belt, you’ll be wholesaling with ease.

Best of luck!

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Ready to Take the Next Step in Real Estate Investing? Join our FREE live webinar and discover the proven strategies to build lasting wealth through real estate.

Whether you're just getting started or ready to scale, we'll show you how to take action today. Don't miss this opportunity to learn the insider tips and tools that have helped thousands of investors succeed! Seats are limited—Reserve Your Spot Now!

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*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.