Once a house is under contract, a wholesaler's job is to sell it to a cash buyer, fast. The tool for that is a one-page deal sheet. In investor groups the same frustration comes up again and again: a deal goes out, nobody answers, or buyers reply that "the numbers are off". Most of the time the problem is the sheet, not the house.
01What is a wholesale deal sheet?
A one-page summary of a property under contract: what it is, what it costs, what it will be worth, what it needs, and why the buyer makes money. It goes to your buyers list by email or text and into investor groups.
02What to put on it
- The address, beds, baths, size, year built and occupancy.
- Your asking price.
- The ARV, with the comps behind it.
- The repair estimate and the main items (roof, kitchen, HVAC).
- Market rent, for landlord buyers.
- The buyer's estimated profit after their costs.
- Access details, closing date and your contact.
- Photos: the outside, kitchen, bathrooms and any big problem.
03Show the buyer's profit honestly
Buyer's profit = ARV − your price − repairs − the buyer's costs (loan, holding and selling, often 10–15% of the ARV). On a $215,000 ARV, $119,000 price and $38,000 repairs, with 12% costs, the buyer makes about $32,200, and the all-in cost is 73% of the ARV. Most flippers stop looking above about 75%.
04The mistakes that get deals ignored
- An ARV from fixed-up, bigger or far-away comps.
- Repairs priced from photos without the roof, HVAC or permits.
- Hiding problems that buyers will find at the walkthrough.
- No comps, no photos, no access details.
- Sending the same deal through several wholesalers (daisy chains), which buyers quickly learn to ignore.
05Check your numbers first
Run the ARV calculator on your comps, the rehab estimator on the repairs, and the MAO calculator for the offer. A deal sheet with numbers that hold up at the walkthrough builds a buyers list that trusts you.
06Make your deal sheet in two minutes
The free deal sheet maker turns your numbers into a clean one-page flyer: address, facts, the buyer's profit with the math shown, your notes and contact. Add a photo (it stays on your computer), adjust the zoom and position, then print or save it as a PDF.
And when you need the next deal, LeadCounty finds motivated sellers in county records every week.
