房地产批发指南：流程、找盘、买家名单与法律考量

4 步流程（$180K contract → $200K buyer 示例）：

1. Find：Distressed seller（probate、tax lien、code violation、vacant）
2. Contract：Sign PA at $180K with "and/or assigns" clause + 14–30 day inspection
3. Market：Blast buyer list——ARV $250K, rehab $40K, asking $200K → your fee $20K
4. Close：Assignment（buyer steps in）或 Double Close（transactional funding ~$1K–$2K/day）

Active wholesaler：1–3 deals/month，fee $5K–$20K/deal。Capital requirement near zero for assignment；double close needs transactional funding。

MAO 公式：Max Allowable Offer = ARV × 70% − Rehab Cost。ARV $250K、Rehab $40K → MAO = $135K。Contract at $130K，assign at $155K → fee $25K。

Lead gen 成本：Direct mail ~$0.50–$1/letter，response rate 1%–3%。Driving for Dollars free but time-intensive。Build buyer list first——50+ verified cash buyers before first contract。

Buyer list 来源：REIA meetings、Facebook investor groups、hard money lender referrals、title company investor lists。Verify buyer proof of funds before marketing deal。

州法 red flags：TX、IL、OK 等对 wholesaling 执法较严——marketing property you don't own 可能 = unlicensed brokerage。OH、GA 相对宽松但仍需 disclosure。

必须披露：Tell seller you may assign contract。Tell buyer your contract price and assignment fee——hidden spread = fraud risk。

无 buyer 风险：Contract 30-day close 但 no buyer by day 20 → lose earnest money（通常 $500–$2K）或 default。Always have backup buyers before signing。

Consult local RE attorney before first deal——$500 consultation vs $10K+ fine。

房地产批发费用包括：专业服务费、政府税费、融资成本和保险。总费用通常占交易额 2-5%。提前了解可避免意外支出。

核心建议：① 充分调研 ② 找专业人士 ③ 留好记录 ④ 注意时限 ⑤ 别跳过检查 ⑥ 考虑长期影响。

最常见的错误：① 不做检查 ② 不了解法规 ③ 预算太紧 ④ 不做比较 ⑤ 忽视税务。提前准备是避免这些错误的最好方法。