How to Build a Wholesale Real Estate Deal Packet (With a Checklist)
If you search "wholesale deal packet" and can't find a straight answer, that's because most wholesalers treat their process like a trade secret. This is the complete breakdown: what goes in one, why each piece matters, and a checklist you can use before sending your next deal to a buyer.
What Is a Wholesale Deal Packet?
A wholesale deal packet is a document or page that gives a buyer everything they need to evaluate a deal without having to ask follow-up questions. It includes the property address, photos, financials, ARV with comp support, repair scope, and deal terms. The goal is to get a buyer from "let me take a look" to a decision as fast as possible.
Most wholesale deals don't die because the numbers were bad. They die because the presentation was.
You found the property, got it under contract, ran your numbers, and then sent a buyer a text with the address and the price. Maybe a blurry photo you took through the windshield. And then you waited.
That's not a disposition strategy. That's hoping.
What Goes In a Wholesale Deal Packet
1. The Address and a Real Photo
Include the full property address and at least one exterior photo that actually shows the property. Street View is a fine fallback, but a photo you took yourself signals you've been there. Buyers notice.
2. The Key Numbers Up Front
Don't make them scroll to find the price. Lead with:
- Asking / assignment price — what the buyer pays to step into the deal
- ARV — your after-repair value, with a note on how you got there
- Estimated rehab — a range is fine; be honest
- Projected spread — ARV minus price minus rehab. This is the number buyers actually care about.
If the deal is good, these numbers sell themselves. Put them at the top.
3. ARV Justification
This is where most packets fall apart. Dropping a $310,000 ARV with no context is asking a buyer to trust you, and experienced buyers don't do that.
Pull two or three comps. Same neighborhood, similar square footage, sold in the last six months. You don't need a full appraisal write-up, just enough to show you did the work. Something like: "Three comps within half a mile, 1,400 to 1,600 sqft, sold between $295k and $325k in the last 90 days." That's it. That's what builds confidence.
Show comps the way buyers want to see them →Ledger lets you organize the comps behind your ARV so buyers can verify the number instead of just trusting it.4. Property Details
Beds, baths, square footage, lot size, year built. If you know the condition, say it. Don't hide problems. Buyers find them anyway, and if they feel like you sandbagged them, you lose the relationship too.
5. The Repair Scope
You don't need a contractor's line-item bid. But you should have a rough breakdown: roof, HVAC, kitchen, baths, flooring, paint, landscaping. Note what's cosmetic and what's structural. A buyer who specializes in light flips doesn't want to read through a full gut renovation, and vice versa.
If you've already walked the property with a contractor, mention it. That detail alone builds trust.
6. Deal Terms
- Contract price
- Assignment fee
- Closing timeline
- EMD required from the buyer
- Any contingencies or title issues worth flagging
Don't bury the assignment fee. Buyers know you're making money. Hiding it wastes everyone's time.
7. Photos
Walk the property and take photos of every room, the exterior from multiple angles, and anything notable, good or bad. A cracked foundation, a brand new roof, an oversized lot. If you can't get inside, say so. But interior photos close deals faster than almost anything else on this list.
8. Your Contact Info
Name, phone number, preferred contact method. If you have a track record, a one-liner on that doesn't hurt.
The Checklist
Before you send anything to a buyer, run through this:
- Full property address
- Exterior photo (ideally one you took)
- Asking / assignment price
- ARV with comp support
- Estimated rehab range
- Projected spread
- Beds / baths / sqft / year built
- Condition notes
- High-level repair scope
- Contract price and assignment fee
- Closing timeline
- EMD amount
- Interior and exterior photos
- Your contact info
If you can check every box before hitting send, you're ahead of 90% of wholesalers.
Build a buyer-ready packet without the back-and-forth →Replace scattered PDFs and texts with a single deal page that covers every item on the checklist.The Bottom Line
A good deal packet doesn't need to be fancy. It needs to be complete, honest, and easy to read. Give buyers everything they need to say yes, and you'll spend a lot less time chasing and a lot more time closing.
FAQ: Building a Wholesale Deal Packet
What should be in a wholesale deal packet?
A wholesale deal packet should include the property address, photos, ARV with comps, estimated rehab cost, projected spread, deal terms (contract price, assignment fee, closing timeline, EMD), and your contact information. The goal is to give a buyer everything they need to make a decision without asking follow-up questions.
How do I calculate ARV for a wholesale deal?
Pull two to three recent comparable sales within half a mile of the property, similar in size and condition, sold within the last six months. Average those sale prices and adjust for condition differences. That's your ARV baseline. Always include your comp sources in the packet so buyers can verify it themselves.
What's a good projected spread for a wholesale deal?
Most active buyers want to see a spread of at least $30,000 to $50,000 on a standard flip, though it varies by market and buyer type. A buy-and-hold investor will underwrite it differently than a fix-and-flip buyer. Know your buyer before you set your asking price.
How many photos should a wholesale deal packet have?
At minimum, exterior photos from two or three angles plus photos of every interior room. More is better. Buyers who can't see the property clearly will either pass or tie up your time asking for more. A full photo walkthrough removes that friction entirely.
What is an assignment fee in wholesaling?
An assignment fee is the amount a wholesaler charges a buyer to take over their purchase contract. It's the difference between the contract price with the seller and the price the buyer pays. Assignment fees typically range from $5,000 to $20,000 or more depending on the deal.