Off Market Real Estate
Wholesale Listings
Dos and Don'ts for Offa
DOs
Price it to move
- Asking price should clearly be below 70 percent ARV minus repairs
- Buyers calculate spreads instantly. If it is not obvious they skip
Lead with the numbers
Put these at the very top of the description:
- ARV
- Asking price
- Estimated repairs
- Rent estimate if applicable
- Beds baths sqft lot size
Buyers scan fast. Make it frictionless.
Use clean honest photos
- Exterior front and street view
- All major rooms
- Kitchen and bathrooms
- Clearly show visible damage
- Vacant properties perform better than occupied
- Avoid filters or heavy edits
Add solid comps
- Minimum 3 sold comps
- Same subdivision or very close radius
- Sold within last 6 months
- Similar beds baths and square footage
- Include sold prices and addresses
Be clear on access
- Lockbox or no lockbox
- Showing instructions or window
- Vacant or occupied
- Cash only or hard money allowed
- Earnest money requirement
Explain why the deal is discounted
- Estate sale
- Tired landlord
- Code violations
- Fire or water damage
- Tenant issues
This builds trust and removes doubt.
Use a simple numbers driven headline
Example:
3 2 Fixer Dallas TX ARV 410k Asking 265k
Numbers outperform marketing language.
DON'Ts
Do not hide repairs
- Buyers assume dishonesty if issues surface later
- Disclose roof foundation HVAC plumbing issues upfront
Do not inflate ARV
- Stay within realistic comp range
- Overstated ARV leads to fast blacklisting by buyers
Do not write long sales copy
- No storytelling or motivation paragraphs
- This is not MLS
- Use short factual bullet points only
Do not post without photos
- Listings without photos get ignored
- Even imperfect photos outperform none
Do not change price without context
- If price drops update description
- Clearly state the reason for repricing
Do not spam markets
- Post only in the correct city zip and market
- Irrelevant postings get reported or suppressed
Pro Tip
Filter Serious Buyers
Add a clear terms line to filter serious buyers:
- Buyer pays all closing costs
- Title open at XYZ Title
- Assignment allowed
