Wholesale properties for sale, sent to you when they fit

Join the deal-alert list

About two minutes. The more you tell us, the fewer deals you get that do not fit.

What should you ask a wholesaler before your deposit goes hard?

Ask who walked the house, whether you can see the signed contract, who holds your deposit, when it goes hard and what the all-in price is. A good wholesaler answers all ten questions below in writing, before you sign. Here is how SunnyNest answers each one.

1. Did you walk the house?

   Yes, every time, and the deal page says who saw it, how and when: in person, or on a live video call we led with the seller. We never send a deal from photos or a video the seller shot alone.

2. Can I see your signed contract with the owner, price blacked out?

   Yes, once the seller's cancel period has ended and the seller says it is OK. If a seller says no, the deal page says so.

3. Is it direct with the owner?

   Yes. SunnyNest Homes LLC signs the purchase contract with the owner, so no other wholesaler sits between us. If we ever take a deal from another wholesaler, the deal page says so and both fees show on the closing statement.

4. Who holds the deposit, and when does it go hard?

   Escrow or title holds it, never us. It goes hard after the 2 business day access window, or 10 days for a house built before 1978.

5. Does it come back if the seller or title fails?

   Yes, even after the window. If the seller will not or cannot close, or the title is not clean, your deposit comes back. Our assignment contract lists every refund reason in writing.

6. What is the all-in price?

   One price, with our fee inside it, and the closing statement shows how much is our fee. No admin, coordination or other fees from us. On top of that you pay only the buyer's closing costs from the purchase agreement, which the deal page lists, and your own loan costs if you borrow.

7. Can I close in my own LLC?

   Sign the assignment in the exact name you will close in, LLC included, because the assignment cannot be passed on once you sign it. We have not yet confirmed with an escrow officer how title works for an LLC on an assigned contract, so ask the escrow officer named on the deal page during your window.

8. Which title company, and does my owner's policy cover the full price, your fee included?

   The deal page names the escrow and title company, which is set in our contract with the seller. We have not yet confirmed with a title company whether your policy can cover the full price with our fee. Ask that officer before your window ends. We will post the answer here once we have it.

9. Will my lender finance your fee?

   We cannot answer for your lender. Ask before you sign, because some lenders cap assignment fees or refuse them. We never move part of the fee off the closing statement to get under a cap.

10. Where did the rent number come from?

    If the house is rented, the rent is the current lease, and the deal page says so. If it is empty, the page shows our estimate and names its source. We never call a guess market rent.

What is in a SunnyNest deal alert?

The area, the house, its condition, our repair best guess, the comps we used, the price and the dates you can see it. We send it only after the sellers have signed and said in writing that it can be shared, so the street address comes with it. We send a deal only when it fits the buy box you gave us.

We hold the address back until then because it belongs to the sellers, not to us. A house that was ever listed can be found from a few details, so even a deal survey leaves out the ZIP code, the square feet and anything rare enough to search for.

We would rather send you one deal that fits than ten that do not. That is why the form asks for your counties, your price range and how you buy.

Who is this buyer list for?

Investors who close: flippers, landlords, BRRRR buyers and creative-finance buyers. It is not for private lenders, and it is not a class on how to wholesale. If you are a wholesaler with a buyer who closes, say so in the notes, because a joint venture can work with a written agreement first.

A deal list only works when the people on it actually buy. Tell us how many houses you bought in the last 12 months if you are comfortable sharing it. Nobody gets turned away for a low number, and it helps us send the right deals to the right people.

How do subject-to and seller-financed deals work with SunnyNest?

They work like our cash deals. We sign the purchase contract with the owner on the terms they agree to, seller financing or subject-to, then assign it to you. Our fee is a dollar amount written in the contract, paid by you through escrow at closing, never by the seller.

Check seller financing or subject-to on the form if you buy that way, and we will send you the deals that fit. Have your own real estate attorney read the contract before your deposit becomes nonrefundable, because a creative deal has more moving parts than a cash one.

The one exception is an owner who lives in a California house that is in foreclosure. State law sets special rules for buying those homes, so we refer that owner elsewhere instead of signing a contract ourselves.

What should BRRRR and loan buyers check first?

Ask your lender, before you sign, whether it will lend on a purchase with an assignment fee on the closing statement. Some lenders cap assignment fees or refuse them. We never move part of the fee off the statement to get under a cap, because that is a lender fraud risk for both of us.

Cash buyers can skip this one. If you use a DSCR loan, hard money or a bank loan, the lender's answer decides whether a deal can close on time, so get it early.