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Free download · 34-page PDF · 14 state riders
The purchase and sale agreement, assignment contract, JV agreement, option to purchase and cancellation notice, plus state riders. Tell me where to send it, and we'll email you the free download.
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A wholesale real estate contract is the paperwork that lets you put a house under contract with a seller and then either pass (assign) your spot to a cash buyer for a fee or close on it yourself. Most deals use two documents: a purchase and sale agreement with the seller and an assignment of contract with the end buyer. This free PDF has both as fill-in-the-blank templates, plus a JV agreement, an option agreement, a cancellation notice and state riders.
What's inside
Eight sections in one PDF download, so you can see what each wholesale contract looks like. Most contracts come with an instructions page you pull out before you send it, so the seller, buyer and title company only see the contract.
Wholesale purchase agreement contract · 4 pages
Your main contract with the property owner. You sign as the buyer, acting for yourself, not as an agent.
Wholesale assignment contract · 1 page
Hands your rights under the purchase agreement to an end buyer for an assignment fee. Title goes straight from the seller to your buyer.
JV wholesale contract · 1 page
Pays a partner who finds your end buyer, out of the assignment fee or double-close profit, at closing.
Option to purchase real property · 2 pages
Gives you the exclusive right to buy at a set price for a set time in exchange for an option fee, without having to buy right away.
Cancel a purchase contract · 1 page
Formally cancels a purchase contract and tells the title company where the earnest money goes.
Start here · 3 pages
Pick your exit (assignment or option), check state and local rules, know what each document does, and line up a title company or closing attorney before you sign anything.
Wholesaling disclosure riders · 16 pages
A one-page rider for each of 14 states that have wholesaling rules. Each page sums up the law with its citation (or says plainly that none could be confirmed), includes a model principal-and-equitable-interest disclosure and a before-you-sign checklist, and has signature lines for the seller and you. See the 14 states below.
How it works
With an assignment you never buy the house. You get it under contract, find a buyer, and sell your spot in the contract. The buyer closes with the seller on the same terms, and you get paid your assignment fee at closing. The free PDF has the one-page assignment of contract template and the purchase and sale agreement it goes with, so you can follow along with the real paperwork.
You and the seller agree on price, earnest money, an inspection period and a closing date. Be upfront: the contract says you plan to profit and may assign it.
Check the house, your numbers and your exit. Inside that window you can cancel for any reason with the buyer's notice of cancellation.
Market your contract interest, where your state allows it. A JV partner can help, and the marketing fee addendum spells out their cut.
Your buyer steps into your shoes, agrees to the fee, and puts down a deposit, usually within 24 hours.
Title goes from the seller to your buyer. The closing agent pays the seller and pays your fee from the settlement statement.
Partnering on a deal
A JV (joint venture) in wholesaling usually means two people working one deal. One has the house under contract, and the other has the buyer. Get it in writing before anyone markets the deal.
In this pack, the JV contract is a one-page marketing fee addendum. It's simple on purpose. It ties to your purchase or option agreement and covers:
Two ways to lock up a deal
The pack supports two exits. Pick the one that fits, and use only the documents that go with it.
You're under contract to buy. You plan to sell your contract rights to an end buyer and never take title.
You pay an option fee for the right to buy at a set price within a set time, with no duty to close right away. It's handy when you need time to line up a buyer.
Cheat sheet
| Your situation | Use this | Who signs |
|---|---|---|
| A seller says yes to your offer | Purchase and sale agreement (+ the state rider if your state is in the packet) | Seller + you |
| You found a cash buyer for a deal you have under contract | Assignment of contract agreement | You + end buyer |
| Another wholesaler brings the buyer | Marketing fee addendum (JV partner agreement) | You + JV partner |
| You want time to find a buyer before you commit | Option to purchase agreement, then the purchase agreement if you exercise | Seller + you |
| The numbers don't work during your inspection period | Buyer's notice of cancellation (with the earnest money release) | You (+ seller on the release) |
| You're double closing (buy, then resell) | Not covered by the assignment form. You'll need a second purchase contract for the resale. Ask your title company or attorney. | — |
On a phone, swipe the table sideways.
With an assignment, there's one closing, your buyer takes title straight from the seller, and your fee shows on the settlement statement. With a double close, you buy the house and resell it, usually the same day. That means two closings and more costs, often with transactional funding. This pack is built for assignments and options. The JV addendum works with either exit.
Is wholesaling legal?
More states are writing rules for wholesalers: disclosures, cancellation windows, registration, or license thresholds. Here's what the pack's riders cover. It's a summary, not legal advice, and these laws change fast.
| State | What the rider covers | Status in the pack |
|---|---|---|
| Alabama | Advance notice to the seller + disclosure to the next buyer | Citation given |
| Connecticut | Wholesaler registration, 3-business-day cancellation, 90-day closing cap | Citation given |
| Illinois | License threshold: 2+ wholesale deals in 12 months makes you a "broker" | Citation given |
| Kentucky | Advertising an equitable interest counts as brokerage | Citation given |
| Louisiana | 5-day seller cancellation, at least 1% earnest money in escrow, required disclosure and cancellation notice | Citation given |
| Maryland | Disclosure to the seller and assignee; rescission if it's missing | Citation given |
| Missouri | Bold written disclosure to the seller at least 14 days before you sign; without it, the seller can cancel before closing and keep your earnest money | Citation given |
| New Mexico | License and disclosure check | Use the checklist |
| Oklahoma | Required disclosure, 2-business-day cancellation, escrowed earnest money | Citation given |
| Oregon | Wholesaler registration and disclosure; 3-business-day cancellation | Citation given |
| Pennsylvania | License required to wholesale 1 to 4 unit homes; the consumer can cancel within 30 days or until closing, whichever comes first | Citation given |
| South Carolina | Wholesaling restricted; narrow contractual-interest exception | Citation given |
| Tennessee | Bold written disclosure to the seller and the next buyer | Citation given |
| Virginia | Broker license required to deal in real estate contracts, including assignable contracts, 2+ times in 12 months | Citation given |
State rules can change, so confirm the current rules for your state before you use a rider. Not in the list? That doesn't mean your state has no rules. Check with a local real estate attorney.
I've run The Wholesalers Toolbox for going on 10 years. I lost a house to foreclosure when I was young, then got into wholesaling by driving for dollars. I put this pack together so you don't have to piece together free wholesale contracts from forums. Use it to learn the paperwork, then have a local attorney make it right for your state. I'm a real estate investor, not an attorney or financial advisor.
FAQ
At minimum, a purchase and sale agreement with the seller and an assignment of contract with your end buyer. Depending on the deal, you may also want a JV (marketing fee) addendum, an option to purchase agreement, a buyer's notice of cancellation and any disclosure your state requires.
Right here. Enter your first name and email in the form at the top, and we'll email you the Wholesaler Contract Pack, a 34-page PDF. Click the Download the Contracts button in that email to save it. It has the purchase and sale agreement, assignment contract, JV agreement, option to purchase and buyer's notice of cancellation, plus riders for 14 states.
It's a 4-page purchase and sale agreement between you and the seller. You set the price, earnest money and inspection period, check a box for cash, subject-to, seller financing or traditional financing, and it says plainly that you plan to profit and may assign the contract.
Yes. The assignment of contract agreement is a one-page fill-in-the-blank template. It covers the total assignment fee, the end buyer's deposit (due within 24 hours) and as-is, no-reliance and equitable-interest disclosures. It's for assignments, not double closings.
In most states, putting a house under contract and assigning your interest is allowed. But a growing number of states now regulate it with disclosures, cancellation windows, registration or license rules. Some can require a license, like Illinois past a deal-count threshold or Kentucky when you advertise the deal. South Carolina restricts wholesaling. Check your state and city rules and talk to a local real estate attorney.
It depends on your state and how you do it. You usually act as a principal (the buyer), not an agent. Some states draw the line at how many deals you do or whether you advertise the deal. The state riders in the pack flag this for the 14 states they cover.
You sign a purchase agreement with the seller, then sign an assignment with an end buyer who takes over your rights and pays you an assignment fee. Title goes straight from the seller to the end buyer, and the title company pays your fee at closing.
The purchase and sale agreement in this pack tells the seller up front that you may assign it to an end buyer and may profit. Some contracts and some states require more, like seller consent or advance notice (Alabama's rider covers a 3-business-day notice). Check the rules where the house is.
It's a short agreement between you and another wholesaler or partner on one deal. In this pack, it's the marketing fee addendum: your partner finds the end buyer and gets a percent or flat amount of the assignment fee or double-close profit at closing.
A purchase agreement means you've agreed to buy. An option gives you the right, but not the duty, to buy at a set price within a set time in exchange for an option fee. If you exercise the option, the attached purchase agreement kicks in.
Use the buyer's notice of cancellation inside your cancellation or inspection period, check the reason, and fill in the earnest money release so the title company knows where to send the deposit. Your purchase agreement controls what you're owed.
Use them as a starting point, not a final form. Laws vary by state, county and city. Attach your state's rider if it's in the packet, use any official state form that's required, and have a local real estate attorney review everything before you sign.
Yes, it's free. Enter your first name and email and we'll email it to you. Open that email and click the Download the Contracts button to get your PDF. That click also confirms your email. I'll send you wholesaling tips now and then, and you can unsubscribe anytime.
Five fill-in-the-blank wholesale contract templates, a plain how-to and riders for 14 states, all in one PDF. We'll email you the download.
Not legal advice. Confirm with a licensed attorney in your state.
These contracts are templates for education only. They're not legal advice, and they don't create an attorney-client relationship. Real estate and wholesaling laws vary by state, county and city, and they change often.
Before you use any document, check the laws where the property is, and have a licensed real estate attorney in that state review it. Close through a licensed title company or closing attorney. Examples are for illustration only. Your results depend on your market, effort and many other things.