When you’re wholesaling property time is key, it’s important to close deals fast to maximize profits, reduce risk, and maintain a high deal volume/cash flow. Somebody has to want the property that you have Right Now!
When the deals aren’t moving as expected you could lose your motivation, and reputation. With wholesale properties we also have a limited market. Wholesale properties are sold “as is” and well, you get what you get, wholesale properties are very rarely “move in ready” so new homeowners, absentee landlords, and novice project managers can easily go over budget with rehab, which makes them hesitant to spend a lump sum on a property that won’t immediately start making money for them. But we at TopGun Real Estate Notes have another method for generating profit on wholesale properties. Instead of selling the house, sell the paper!
I got a response to one of my ads from a wholesaler with a dead deal on a vacant duplex and a ticking clock. The seller needed out fast, the buyer pool was thin, (both units needed repairs) and the assignment fee he’d been counting on kept shrinking every time the numbers got reworked. That’s when TopGun Real Estate Notes pitched a different kind of exit: don’t wholesale the house wholesale the paper.
We structured a seller-financed sale where the wholesaler became the lender and the buyer was able to put down 20% of the home’s After Repair Value (ARV). You read that right the buyer paid 20% of the ARV, not the wholesale value, which was a lump sum that made our wholesaler very comfortable, but that wasn’t the end of their payoff. The buyer made monthly payments with interest on the loan while they were able to use their leftover capital to perform necessary repairs and get the home ready for rental. Our wholesaler got a comfortable lump sum and monthly payments without having to swing hammers or hunt for a hard-money refi; he simply stepped into a “paper exit” role, helping the transaction close by creating a clean, documented note that could later be sold. The buyer was able to turn the property into a performing asset without blowing their entire budget on just obtaining the home.
For the next year, those payments hit like clockwork! Principal, interest, and a little breathing room that wholesalers rarely get. As the payment history stacked up, the note became “seasoned,” meaning it looked less like a risky promise and more like a proven cash-flow asset. We helped package it with the right documentation, a tidy payment trail, and the kind of story investors like: stable borrower, verified payments, clear terms.
On month twelve, our wholesaler sold the seasoned note for a lump sum. The payoff wasn’t just a rescue, it was a level-up. Between the 20% down payment, a year of interest and the final sale proceeds of the note, he cleared more than he ever would’ve made assigning the house, and he did it without begging for buyers or racing the next wholesaler to the punch. He didn’t just move a property, he turned a stuck deal into a cash-flow asset, then cashed it out on his own terms.
Everyone’s story is different, but if you read the one above and thought to yourself, “I’ve got a deal (or a business) that could use a paper exit,” don’t guess your way through it, let’s talk! Fill out the short form below and tell me a bit about you: how long you’ve been in real estate, what you did before, what you’re working on now, and where you want to take things next. The more context you share, the faster I can point you toward a strategy that fits, whether that’s creating a note, seasoning it, or turning your next stuck deal into a clean cash-out.