How To Wholesale Real Estate With No Money (2024)

Are you interested in investing in real estate but don’t have the cash in your bank account to get the ball rolling? Don't worry; you’re not alone. Many people are interested in real estate investing but incorrectly assume their finances are holding them back.

To democratize investing and lead everyone on the path to financial freedom, we’ve developed this guide to show you how to wholesale real estate with no money.

Wholesaling real estate can be a lucrative venture that allows you to enter the world of real estate investing with little to no upfront capital or unobtainable credit scores. By understanding the strategies and techniques involved in wholesaling, you can leverage your skills and “know-how” to make profits through real estate transactions, even if you're starting with limited financial resources.

In this comprehensive guide, we'll walk you through the step-by-step process of how to start wholesaling real estate with no money, including:

• What Is Wholesaling Real Estate?
• Can You Start Wholesaling Houses With No Money?
• 9 Steps To Wholesaling Real Estate Without Any Money
• Pros & Cons Of Wholesaling Houses With No Money
• Wholesaling Real Estate With No Money: FAQs
• Final Thoughts On Wholesaling With No Money

*Before we begin our guide, we invite you to view our video on How To Wholesale Real Estate With No Money (STEP-BY-STEP)! 

Want more real estate videos? Be sure to visit our YouTube channel, here!

What Is Wholesaling Real Estate?

Wholesale real estate offers a unique opportunity for those looking to enter the market without a substantial upfront investment. In doing so, wholesalers don’t buy real property; they simply acquire the rights to purchase properties—only to sell the recently acquired rights to end buyers for a fee.

The wholesaling process typically begins with a wholesaler signing a purchase contract with the seller (who is usually facing foreclosure), securing the right to buy the subject property. The contract will also disclose the wholesaler's intentions to sell their right to another buyer at a predetermined price, along with other important terms and details.

Once the homeowner and the wholesaler sign the contract, the next step is to find a buyer to assign the contract. Once an ideal buyer is identified, the wholesaler may assign the contract, giving the new buyer the right to purchase the home. As a result, the seller successfully sells the house, the buyer acquires a property, and the wholesaler earns a fee for their role as the intermediary.

At its core, wholesaling involves strategically coordinating motivated sellers, buyers, and wholesalers. The wholesaler's role involves finding exceptional deals, connecting interested parties, and facilitating transactions. By leveraging their expertise, investors should be able to generate profits after they learn how to wholesale real estate with no money.

Read Also: Wholesaling Real Estate: Step-by-Step PDFs [FREE DOWNLOAD]

Can You Start Wholesaling Houses With No Money?

Technically, learning how to wholesale real estate with no money is possible. After all, the wholesaler isn’t buying the subject property, nor are they interested in taking ownership. Instead, the wholesaler simply introduces the homeowner to a subsequent buyer. As a result, it’s the new buyer’s responsibility to pay both the wholesaler’s fee and the acquisition price for the home.

The wholesaler doesn’t spend a single dollar of their own money on the deal itself. That said, there are more moving parts behind the scenes that may require cash on behalf of the wholesaler. While wholesaling real estate doesn't demand personal capital for property investment, it's important to note that there may still be costs in terms of time, advertisements, and other expenses.

In particular, new wholesalers must allocate funds for advertising and marketing. Real estate investors can make identifying potential sellers and interested buyers easier by leveraging advertising outlets. While free tools exist, investing money into their wholesale real estate business can significantly enhance investors’ chances of success.

It is feasible to learn how to wholesale real estate with no money. However, allocating funds for advertising, marketing, and contract-related expenses will make the process more efficient and optimize profits.

Download Our FREE Resource: How To Wholesale Real Estate With No Money

9 Steps To Wholesaling Real Estate Without Any Money

Learning how to wholesale real estate with no money starts with following these nine steps:

1. Find A Real Estate Mentor
2. Learn Wholesaling Laws & Contracts
3. Research Your Market
4. Build A Cash Buyers List
5. Find Distressed Properties & Motivated Sellers
6. Put The Property Under Contract
7. Assign Your Contract To A Cash Buyer
8. Close The Deal (Double Close If Needed)
9. Collect Wholesale Fees

1. Find A Real Estate Mentor

For aspiring wholesalers, partnering with an experienced mentor provides a competitive advantage and access to invaluable knowledge. A wholesale mentor who has established themselves in the industry can offer insights, guidance, and practical advice that can dramatically reduce the risks associated with wholesaling. Investors are granted a shortcut to successful habits by working with the right teachers, and benefiting from their experiences, strategies, and networks.

While tangible tools and resources are beneficial, it is important to recognize that the actual value of working with a mentor lies in the intangible qualities they instill in their mentees. A great mentor goes beyond providing practical tools and techniques; they empower first-time wholesalers with confidence and a mindset conducive to success.

Through their guidance and encouragement, mentors cultivate the belief that success is attainable, helping individuals overcome obstacles, build resilience, and develop the necessary skills to navigate the industry's challenges.

Read Also: Wholesale Real Estate Mentor: The ULTIMATE Beginner's Guide

2. Learn Wholesaling Laws & Contracts

Before wholesalers can invest without using their money, they must acquaint themselves with their area's laws and contractual regulations. To access accurate and current information concerning the legal framework governing wholesaling practices, investors should consult these trusted sources:

• U.S. Department Of Housing & Urban Development (HUD): The HUD is a valuable resource for up-to-date information regarding the housing industry's legal framework. By consulting the HUD, aspiring wholesalers can access comprehensive details on the most relevant laws and regulations that pertain to their wholesaling pursuits.
• National Association Of Realtors (NAR): The National Association of Realtors’ website features a dedicated legal page that specifically addresses the laws governing Realtors and real estate transactions. This webpage provides comprehensive information on the legal aspects and regulations of Realtors and their involvement in real estate transactions.
• State Real Estate Commission Websites: Each state establishes a dedicated Real Estate Commission or board responsible for overseeing and regulating real estate activities conducted within its jurisdiction. The primary objective of these commissions is to ensure compliance with the applicable laws and regulations about real estate. Wholesalers seeking to familiarize themselves with the specific rules governing wholesaling in their respective states should visit their Real Estate Commission.
• Legal Websites & Online Platforms: LegalZoom, FindLaw, and Nolo are just some of the many online platforms that provide information on real estate laws, including the laws and regulations governing wholesaling apartment buildings.
• Real Estate Forums & Communities: Engaging in real estate forums and communities offers investors a valuable opportunity to acquire firsthand knowledge and insights from fellow investors who share similar interests and goals. By actively participating in these forums and communities, investors can exchange ideas, seek advice, and learn from the experiences of others in the real estate industry.

3. Research Your Market

To lay a solid foundation for successful wholesaling, investors must familiarize themselves with the real estate market in which they intend to operate. Investors can make more informed decisions and identify profitable opportunities by closely examining the market's fundamental indicators. Remember, extensive research is essential to gain insights into the current market conditions that make wholesaling worthwhile.

A valuable starting point for market research is analyzing local demographics. Understanding factors such as population growth, employment rates, and economic indicators provides valuable insights into the local economy's health. By evaluating these factors, investors can gauge the current and future demand for properties, translating into a sales pitch for prospective home buyers.

Supply and demand dynamics play a crucial role in the wholesaling process. Assessing the local market's supply and demand, for that matter, provides wholesalers with a better idea of who may be interested in a particular investment property. By understanding the balance between supply and demand, wholesalers can identify opportunities and strategically position themselves to meet the needs of buyers and sellers.

While online portals can offer valuable information, it is also beneficial to network with local professionals. Engaging with Realtors, real estate agents, property managers, and fellow investors with local market experience can provide firsthand knowledge and insights. These professionals can offer valuable advice, share market trends, and provide information on potential wholesale real estate deals. Building relationships within the local real estate community can open doors to opportunities and offer a competitive edge in the wholesaling industry.

A thorough understanding of the local real estate market enables wholesalers to locate deals efficiently and connect with the ideal cash buyers. The more in-depth knowledge a wholesaler possesses about the market, the better positioned they are to negotiate and offer valuable services to buyers. Wholesalers can command higher service fees by demonstrating expertise and understanding market nuances.

Read Also: 7 Best Markets To Wholesale Real Estate

4. Build A Cash Buyers List

A strong cash buyers list will provide a solid foundation for successful wholesaling, enabling you to connect with motivated buyers and close deals efficiently. However, building a reliable cash buyers list takes time and effort.

Implement these strategies consistently to build a buyers list that brings out your full potential:

• Conduct Targeted Email Marketing Campaigns
• Network & Share Business Cards
• Create An Engaging Website
• Strategically Place Bandit Signs
• Utilize Online Platforms
• Attend Networking Events & Trade Shows
• Implement Targeted Direct Mail Campaigns

Read Also: How To Find Cash Buyers For Wholesaling Real Estate 

5. Find Distressed Properties & Motivated Sellers

Building a pipeline of distressed properties and motivated sellers takes time, effort, and consistent follow-up. Stay informed about market conditions, stay connected with industry professionals, and implement these strategies to find wholesale deals with no money:

• Leverage Your Network: Tap into your existing network of real estate professionals, including agents, property managers, lenders, and industry contacts. Networking events, online forums, and social media groups can provide valuable connections to individuals with access to distressed properties.
• Property Auctions: Visit property auctions to bid on assets banks no longer want. These auctions often sell to the higher price bid, as the entities conducting them are motivated to sell the properties and recover their investments.
• Direct Marketing: Implement targeted direct marketing campaigns to reach distressed property owners. Utilize mailers, postcards, or letters to express your interest in purchasing distressed assets and highlight the benefits of working with a wholesaler.
• Online Platforms: Establish a strong online presence through a dedicated website that showcases your wholesaling services. Optimize your website to attract motivated sellers and capture leads. Otherwise, visit sites like Craigslist to find more buyers.
• Local Government Resources: Contact local government agencies, such as the housing department or economic development offices, to inquire about distressed or underperforming apartment buildings. These entities may have information on properties facing issues such as tax liens, code violations, or financial difficulties.

Read Also: Finding Motivated Seller Leads: Free & Paid Tactics

6. Put The Property Under Contract

Once prospective investors have identified a distressed opportunity that aligns with their specific criteria, their next step involves creating a wholesale contract. Serving as the fundamental framework for wholesale transactions, these contracts grant investors the exclusive right to purchase the property at a predetermined price. Consequently, unless stated otherwise, the owner becomes legally bound to sell the property to the investor.

It is imperative to understand that a wholesale contract does not signify an immediate home purchase by the investor. Instead, it empowers the wholesaler with the right to acquire the property. This arrangement ensures that any future activities or negotiations concerning the property must involve the investor, thereby securing their active involvement throughout the transaction.

With the property under contract, investors ensure their role throughout the acquisition process and subsequent dealings with future buyers.

Read Also: Wholesale Real Estate Contract: Template & FREE PDF Download

7. Assign Your Contract To A Cash Buyer

After securing exclusive purchasing rights, the investor finds a suitable cash buyer to whom they can assign the contract. Essentially, the wholesaler must sell their right to purchase the home to another investor before the contract's stipulated terms expire.

This process can be streamlined if the wholesaler has cultivated a well-curated list of potential buyers, facilitating a seamless connection with the right individuals. Recognizing the wholesaler's expertise, other investors will likely seize the opportunity and collaborate.

Once an end buyer is successfully identified, the wholesaler proceeds to initiate another vital contract, known as the assignment of contract agreement. As the name implies, this sale agreement enables wholesalers to transfer their right to purchase the home to the new investor. The new investor then purchases the wholesale property for its attractive after-repair value (ARV) or perhaps to add to their portfolio of rental properties.

Upon the successful completion of the assignment of the contract agreement, the wholesaler relinquishes their right to buy the property, instead receiving a fee from the new investor flipping houses.

Use our Free ARV Calculator: After Repair Value Estimator

8. Close The Deal (Double Close If Needed)

Closing the deal marks the culmination of your efforts as a wholesaler. Whether through contract assignment or double closing, completing the transaction requires careful coordination, adherence to legal requirements, and professionalism.

To be clear, most investors would rather avoid the double close, as it comes with significant upfront expenses like title company fees, closing costs, earnest money, acquisition costs, escrow fees, down payments, and other expenses.

Consequently, executing a smooth and efficient closing will solidify your role as a trusted “middleman” and generate a good profit margin from your wholesale real estate endeavors.

9. Collect Wholesale Fees

Upon successfully finalizing the deal, wholesalers should move to collect their fees. This poses an important question: What is an appropriate amount for a wholesaler to receive in recognition of their role in facilitating the connection between the property seller and buyer?

Wholesalers tend to charge an assignment fee ranging from 5% to 10% of the property's sales price. However, it is not uncommon for wholesalers to opt for a fixed fee instead. It is crucial to understand that no universal structure exists. Instead, determining the assignment fee remains flexible and contingent upon the market value the wholesaler brings to the end buyer.

Read Also: Wholesale Real Estate Salary: How Much Can You Make Wholesaling?

Pros & Cons Of Wholesaling Houses With No Money

Although enticing, real estate wholesaling is not exempt from its drawbacks. Like any other investment strategy, it presents a unique set of advantages and disadvantages.

In light of this, we have crafted a guide to enlighten investors on the pros and cons of wholesaling properties.

Pros Of Wholesaling Real Estate With No Money

The pros of wholesaling real estate with no money include, but are not limited to:

• Wholesale deals are relatively short-term and can result in quick turnaround times and profits.
• The assignment of a wholesale real estate contract requires little to no upfront capital or high credit scores.
• Due to the unique combination of risk aversion, relative ease, and profit potential, wholesale deals have a low barrier to entry.
• The lack of upfront capital suggests most wholesale deals do not expose investors to many risks.
• Wholesaling allows beginners to learn the ropes of the industry without putting too much skin in the game. 

Cons Of Wholesaling Real Estate With No Money

The cons of wholesaling real estate with no money include, but are not limited to:

• Wholesaling is not synonymous with consistent paydays. Instead, investors are paid upon the completion of each deal. As a result, investors will need to account for the inconsistencies.
• New investors without an extensive network of buyers may have difficulty wholesaling real estate deals. However, those who network and build relationships with industry professionals will have an easier time finding buyers.
• Updating and maintaining a buyer's list can be incredibly time-consuming, but those who do it well will find it advantageous.
• Wholesaling coincides with lower profits per deal relative to other real estate investing strategies. That said, what it lacks in returns, it makes up for in quantity and risk aversion.

Read Also: The Pros & Cons Of Wholesaling Real Estate: An Investor's Guide

Wholesaling Real Estate With No Money: FAQs

Understanding how to start in real estate with no money begins with answering a few questions. As a result, we have assembled a comprehensive list of frequently asked questions and expertly addressed them.

How Do Real Estate Wholesalers Make Money?

The most common way wholesalers make money is through an assignment fee. When they successfully secure a wholesale contract with a seller, wholesalers have the right to assign that contract to end buyers (like rehabbers and flippers).

The assignment fee is the wholesaler's compensation for assigning their interest in the contract to the buyer. This fee is typically negotiated and agreed upon between the wholesaler and the buyer, and it serves as the primary source of income for the wholesaler.

How Much Money Can You Make Wholesaling Real Estate?

It's important to note that there is no fixed or guaranteed wholesale salary as the income in this field can vary greatly depending on factors such as the local market, individual skills, and the number of successful deals closed. However, wholesalers who execute their strategies effectively can generate substantial profits.

According to The Motley Fool, average annual incomes for wholesalers can range from $21,500 to $98,500. These figures provide a broad estimate and do not represent guaranteed earnings. It's crucial to recognize that actual earnings in wholesaling real estate can differ significantly.

With that out of the way, wholesalers typically earn their income through assignment fees. The assignment fee, negotiated between the wholesaler and the buyer, can range from 5% to 10% of the property's acquisition price. Some wholesalers may opt for a flat fee, usually $10,000 to $15,000 per deal. The specific fee structure depends on the market dynamics, property value, and the perceived value of the wholesaler's services. 

Do You Need A License To Wholesale Real Estate?

When wholesaling real estate, individuals are not required to obtain a real estate license. Wholesaling primarily involves connecting motivated sellers with cash buyers and facilitating the assignment of contracts. As such, it falls outside of traditional real estate agency activities and responsibilities.

While a license is not a prerequisite for wholesaling real estate, obtaining one can offer distinct advantages regarding access to resources, networking opportunities, and a higher level of professionalism. Wholesalers should consider their specific circumstances and goals when deciding whether pursuing a real estate license aligns with their business strategy. 

Final Thoughts On Wholesaling With No Money

Wholesaling real estate with no money is an enticing opportunity for aspiring investors. While it may seem challenging, it is possible with the right strategies and resourcefulness. Wholesalers can leverage their skills, time, and creativity instead of relying on substantial financial resources. Wholesalers can overcome the hurdle of limited funds by finding motivated sellers, building a network of cash buyers, and creating effective marketing campaigns.

At Real Estate Skills, our team of experts is ready to provide the tools you need to learn how to wholesale houses with no money. We're committed to providing the knowledge, resources, and support you need to make wholesaling accessible and affordable. So do yourself a favor and maximize your returns by leveraging our expertise.