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Wholesale real estate
marketing.

Every wholesaler in your county mails the same absentee owners from the same list. The seller signs with whoever is still in touch when the house has to go, so we build the follow-up, the site and the cash buyers list you own.

Get a free websiteReal estate and development

The numbers

of U.S. home sales in Q2 2026 were flips: 77,991 homes
6.2%
ATTOM, Q2 2026 Home Flipping Report
of homes sold in Q1 2026 went to investors, whose purchases fell 6% on a year earlier
19%
Redfin, Q1 2026 investor report
of existing-home sales in September 2026 were cash sales, down from 30% a year earlier
27%
NAR, Existing-Home Sales, September 2026
deals in any 12 months make an Illinois wholesaler a broker under the License Act
2
Illinois Real Estate License Act, 225 ILCS 454/1-10

Shared seller lists

Acquisitions: the absentee owner and pre-foreclosure lists you pull from PropStream or BatchLeads are the ones every other wholesaler pulled this month. The seller gets a stack of postcards and remembers none of them.

Wholesale licensing rules

Illinois, Pennsylvania, Oklahoma and South Carolina now regulate wholesaling, and Ohio and Connecticut added seller disclosures. Your mailers, site and scripts were written before any of it.

Daisy-chained buyers list

Dispositions: your cash buyers list is names from a Facebook group, many of them other wholesalers waiting to daisy chain your deal. The contract sits while the EMD deadline gets closer.

Lost not-yet sellers

A motivated seller says not yet on the first call. The acquisition manager means to call back, the lead sits in Podio, and the house goes to whoever called last.

One contract

A house under contract at Tolvern Home Buyers, a sample wholesaler, with its last deal beside each figure for scale. The walkthrough photos go from a phone to a deal page, the seller signs first, and every cash buyer who asks stays on the record.

Example deal record for Tolvern Home Buyers, a sample wholesaler: 2217 Pruitt St, a vacant three-bedroom bungalow offered to cash buyers at $89,000, as-is. In draft the set is seven walkthrough photos with file names, out of order and off level, with no floor sketch and a bedroom window as the lead photo. Once finished, eight photos are in order with the front of the house as lead. The deal page stays private until the purchase contract and the seller’s disclosure are signed, and it goes to buyers only where the state allows marketing a contract. Then it is assigned. The first text names the business, asks to keep texting, carries a STOP line, and the consent goes on the record. After 6 days on the buyers list the record holds 23 buyer inquiries, all answered, a first reply in 5 min, 8 walkthroughs and 2 offers. The last deal took a first reply of 1 day and reached 9 of 19 buyers, 3 walkthroughs and no offer in the same days.

Draft The walkthrough photos: file names, off level, a bedroom window in front.

  1. Draft: The walkthrough photos: file names, off level, a bedroom window in front.
  2. In order: The set gets its order, the house as lead, a level horizon.
  3. Under contract: Contract and seller’s disclosure signed. The deal page is ready and stays private.
  4. To buyers: Sent to the buyers list where the state allows. Every buyer gets a reply.
  5. Assigned: Walkthroughs in, two offers on the record, assigned on day 6.
  1. Sample deal, tolvernhomebuyers.example/deals/2217-pruitt-st
    Tolvern Home Buyers
    • Sell your house
    • Our deals
    • How it works
    Walkthrough photosIn order 8 of 8

    Not publishedReady, not sentLive on tolvernhomebuyers.example

    1. A vacant brick and stucco bungalow with plywood over its windows and door, dry brush in the front yardIMG_7714.jpgLead
    2. A vacant brick and stucco bungalow with plywood over its windows and door, dry brush in the front yardIMG_7716.jpgFront door
    3. A vacant brick and stucco bungalow with plywood over its windows and door, dry brush in the front yardIMG_7715.jpgRoof line
    4. An old kitchen with bare shelves, a small stove and a doorway painted red, the plaster flakingIMG_7721.jpgKitchen
    5. An old kitchen with bare shelves, a small stove and a doorway painted red, the plaster flakingIMG_7723.jpgStove wall
    6. An upstairs bedroom with wallpaper peeling off the boards, an old bed frame and a wooden chairIMG_7730.jpgBedroom
    7. An upstairs bedroom with wallpaper peeling off the boards, an old bed frame and a wooden chairIMG_7731.jpgBedroom window
    8. MissingFloor sketchFloor sketch
    9. See all 8 photos

    From Jordan’s phone: seven photos, no floor sketch.

    2217 Pruitt StEastgate, Ashby County

    $89,000

    Beds
    3
    Baths
    1
    Sq ft
    1,180
    Dispo
    Celia M.

    Ask about this houseUnder contract with Tolvern Home Buyers. Text 555-0152

  2. Sample deal record
    1. DraftWalkthrough photos
    2. Under contractSeller’s disclosure signed
    3. To buyersWhere your state allows
    4. AssignedDay 6
    First reply
    5 min
    Last deal: 1 day
    Buyers answered
    23
    Last deal: 9 of 19
    Walkthroughs
    8
    Last deal: 3
    Offers
    2
    Last deal: 0
  3. Sample first text

    First textDale R.

    Nothing sent. No buyers yet.

    Tolvern Home Buyers: Hi Dale, thanks for asking about 2217 Pruitt St. OK to text you here? Reply STOP to opt out.

    Yes. Can I walk it Thursday with my contractor?

    Consent recorded

  4. Sample buyer inquiries and walkthroughs by day
    Buyer inquiries and walkthroughs by day
    1. Day on the list 1: 6 Inquiries, 2 Walkthroughs
    2. Day on the list 2: 5 Inquiries, 2 Walkthroughs
    3. Day on the list 3: 4 Inquiries, 1 Walkthroughs
    4. Day on the list 4: 3 Inquiries, 2 Walkthroughs
    5. Day on the list 5: 3 Inquiries, 1 Walkthroughs
    6. Day on the list 6: 2 Inquiries, 0 Walkthroughs
  5. Sample the draft it came from

    The walkthrough photos: file names, off level, a bedroom window in front.

  6. Sample cash buyers
    • Asked
    • Walkthrough
    • Proof of funds
    • Offer
    1. Dale R.Buyers listOffer
    2. Marisol K.Deal pageOffer
    3. Trent W.Blast replyProof of funds
    4. Anika S.ReferralProof of funds
    5. Hugo L.Buyers listWalkthrough
    6. Bea N.TextAsked

    No buyers yet. Nothing goes out until the seller signs.

What we build

The website

A seller site that explains how a cash offer works, in plain words.

SEO

Sell my house fast pages for each city you buy in, written in plain words.

AEO

Plain answers on cash offers, fees and timelines that AI tools can quote to a seller.

Lead generation

Landing pages for each ad and mailer, so every seller lead shows where it came from.

Social posts

Before and after posts of houses you bought, to sellers and to your buyers list.

AI agents

An AI agent asks the condition, timeline and price before you drive out.

Missed calls

A missed call from a seller gets a text back before the next investor calls them.

Booking

Walkthroughs book into the acquisitions calendar, sorted by area.

The dashboard

Every seller lead and buyer on one dashboard, with the property address on top.

Reviews and referrals

After closing, sellers get asked for a review and whether they know someone who needs to sell.

Email campaigns

Your buyers list gets new deals first, and old seller leads get a check-in.

PostHog analytics

PostHog shows which ads and pages bring motivated sellers, and which bring nobody.

Session replay

Session replay shows the seller who typed the address and left.

Monthly numbers

Each month you see leads by source, walkthroughs and contracts signed.

Seller leads reach one dashboard, and DocuSign stays for the contract.

What we build

Who it’s for

  • Real estate wholesalers
  • Acquisition managers
  • Dispositions managers
  • Cash home buyers
  • Fix and flip investors
  • Small investor teams

Less Work

Seller follow-up and buyer blasts run without a VA chasing each one.

Less Time

Acquisition managers spend the week at kitchen tables, not on dialing lists.

More Sales

More of the sellers and cash buyers you already paid to reach stay in touch with you.

What deals earn.

Your numbers Set them and both lines move.

Extra deals a year that pay for the plan

Extra profit, after paying for the planWith a systemNo system

  • $12,000 moreWith a system, plan paid

  • $0 moreNo system

3 extra deals a year × $10,000 − $18,000 for the plan = $12,000 more a year. Count only work you would not have won anyway.

The plan

Free website

Plans from $1,500 a month.

Get a free website

On your site

  • Free website, built as a we buy houses site on a domain in your name
  • County and situation pages, each with your real process: walk-through, offer, contract, closing
  • A seller form that asks for the address, condition, timeline, mortgage status and whether it is listed
  • A cash buyer sign-up that records each buy box: areas, price, rehab level and how they pay
  • The wholesale disclosures your state asks for, placed where your lawyer says they belong
  • Seller leads posted to Podio through its public API, or to your CRM where it allows

You always keep your name, logo, photos, copy and domain. We keep the code and the system behind the site.

Automated

$1,500 a month

No lead lost.

Every lead answered and booked, and we keep it running.

Get started, Automated

Your website

  • Hosted and kept up by us. Your domain stays in your name
  • Unlimited pages and changes. Send it and it goes live

Answer and book

  • An AI reply in minutes, day or night, aiming for under 5
  • It asks what you would ask, then books the estimate, showing or measure
  • Anything it can’t handle goes straight to you
  • Follow-ups that stop when they book or go cold

Get found

  • Text posts on the platforms you pick, no limits. Image and video are separate

Measure

  • A monthly report: every request, what it became, the money attached

Managed

$4,000 a month

Every stage handled.

Everything in Automated, and we run every stage for you.

Get started, Managed

Every stage

  • Every stage built and run by us, from lead to growth

Get found

  • Content for Google and AI answers, as much as it moves your numbers
  • Unlimited landing pages and lead magnets, with an alert on every form
  • Email campaigns to your lead list, no cap from our side
  • Campaigns on the social platforms your customers use, on your accounts

Measure

  • A dashboard for every lead, job and customer
  • A private site with a stat assistant that keeps watch on your customers

No AI brain or agents of your own.

The partnership

$7,500 a month

We run the whole cycle.

Everything in Automated, plus us working it and building on it.

Get started, The partnership

Get found

  • Content for Google and AI answers, as much as it moves your numbers
  • Unlimited landing pages and lead magnets, with an alert on every form
  • Email campaigns to your lead list, no cap from our side
  • Campaigns on the social platforms your customers use, on your accounts

Your AI brain

  • One AI brain on your phone: leads, jobs and customers in one place. Ask it anything
  • Connected to your forms, email, calendar and records, so it does the work
  • Hosting and tech run by us: domain, updates, monitoring. Accounts stay yours
  • Skills for your trade: lead questions, follow-up, booking, review requests

Run the work

  • Custom AI helpers for replies and booking, with a person where needed
  • Internal tools built for how you really run
  • Two builds in progress at any time, in the order you pick

Measure

  • One shared live board: every lead and job, where it came from, what it’s worth

Ad budgets and paid software stay on your accounts. Designed image and video posts start once you’re comfortable with AI drafts.

What you get

More markets

Residential brokerages

Broker owners and team leads with agents under them. Leads go out round robin, and the agent who leaves takes them along.

Solo agents

One agent doing every job, from the photos to the closing table. Past clients hear from you at the holidays.

Commercial real estate

Tenant rep, leasing and investment sales. Portal inquiries every listing broker got too.

Developers

Builders, condo sponsors and new-build sales teams. Buyers who registered for the last phase and never heard back.

Property managers

Rental managers who answer to owners and to tenants. Owner leads sold to every rival, and repairs reported at midnight.

Read first

Your questions

Do you need a license to wholesale real estate?

In a growing number of states, yes or close to it. Pennsylvania requires a license for residential wholesale deals, Oklahoma licenses wholesalers, Illinois treats a pattern of deals as brokerage, and South Carolina bars marketing the house before you own it. Rules vary and change, so check with your state commission and a lawyer.

How do real estate wholesalers get paid?

Usually by an assignment fee: you sign a purchase contract with the seller, then assign it to a cash buyer who pays you at closing. Some wholesalers double close instead, buying and reselling the same day. Several states now require a written notice telling the seller you are a wholesaler.

What is the best marketing for wholesale real estate?

The kind that reaches the same seller for months: a site that ranks in the counties you buy, follow-up by text and email with consent, and mail where it still pays. Plans and prices sit lower on this page. No one-time fees. Month to month. We build your site first, at no cost, and you decide after.

Who builds it.

Gueeve Ghobady

Founder and lead developer

Leads GHOBZ. Scopes, builds, tests and hands off every site. ghobady.com (opens in a new tab)

“I started ghobz because good businesses kept losing work to websites that did not do them justice. I still look at every site before it ships.”

Free website

Sample calendar

Wednesday

  • Walkthrough, 2217 Pruitt St
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