What should a wholesale deal sheet include?

What does a deal sheet need to accomplish?

A deal sheet should let a prospective buyer decide whether to ask follow-up questions or review the opportunity further.

It is a concise screening document, not a substitute for a purchase agreement, title work, inspection, or independent underwriting. The buyer should be able to identify the property, understand the proposed transaction, see the information supporting the asking terms, and know how to request access or clarification.

Use plain language and a consistent layout. Avoid labeling an estimate as a fact, describing an uninspected property as fully verified, or implying that a buyer has accepted terms by receiving the sheet. If a detail is unknown, say so and identify the next step needed to confirm it.

Which property and transaction fields belong at the top?

Start with the address or accurate location, property type, deal structure, proposed price, and a direct contact for questions.

Property identity — Give the street address or accurate location, city, state, and ZIP code so the buyer can identify the opportunity.

Asset profile — State the property type and include bed and bath count, building size, lot size, and occupancy only when known; identify the source of measurements when available.

Transaction structure — Say whether the proposal is an assignment, direct purchase, creative financing, subject-to, seller financing, or another structure, and describe the proposed price and fee where applicable.

Terms and timing — Include earnest-money and closing expectations, access or review periods, and a relevant date or deadline only when those terms are established.

Condition and evidence — Summarize known condition, attach representative photos, and identify comparable-sale or ARV estimates as estimates with supporting assumptions.

Access and contact — Explain how to arrange a showing or request information, identify restrictions, and provide a reliable contact for questions.

Open items — Clearly name material details that remain unverified or require inspection, title review, or buyer confirmation.

State whether the opportunity is an assignment, direct purchase, creative-financing arrangement, subject-to proposal, seller financing, or another structure. Use only terms that accurately describe the arrangement and that you are authorized to offer. Identify who can answer questions and how interested buyers should respond.

What condition and due-diligence details should I include?

Describe observable condition and known issues precisely, then separate inspection findings from estimates or seller-provided statements.

Summarize major systems and visible areas only to the extent they have been observed or documented. List known roof, foundation, water, electrical, plumbing, HVAC, pest, title, occupancy, or access concerns as applicable. If there has been no inspection, state that clearly instead of suggesting the property is problem-free.

Add recent, representative photographs and label their date or context when useful. Explain how a buyer can arrange access, whether appointments are required, and any restrictions. Do not include identifying information about occupants or other sensitive personal details in marketing materials.

How should I present ARV, repairs, and supporting evidence?

Show the basis and uncertainty behind each estimate so a buyer can perform independent underwriting.

If you include after-repair value (ARV), identify it as an estimate and show the comparable sales or other support used, including addresses or clear locations, sale dates, prices, and relevant similarities or differences when available. Avoid presenting an asking price or online estimate as a guaranteed future value.

For repair assumptions, describe whether the figure came from a contractor quote, an inspection, seller information, or your own preliminary estimate. Identify exclusions and unknowns. A buyer should be able to see what the estimate covers and what must be inspected or priced independently before making a decision.

How can I make pricing and terms easy to understand?

State the requested amount and transaction mechanics separately, using numbers and terms that match the actual agreement.

For an assignment, distinguish the underlying contract price from the proposed assignment price and explain the assignment fee where appropriate. For a direct or creative-finance structure, summarize the proposed payment, financing, or other terms without turning a short marketing sheet into a substitute for the written agreement. Have transaction documents reviewed as appropriate.

List the expected closing date, deposit amount and due date, access period, inspection or review period, and other deadlines only when they are established. If a term is negotiable or not yet agreed, label it accurately. Do not advertise a deadline that is invented to pressure a buyer.

What should I check before distributing the deal sheet?

Review accuracy, authority to market, privacy, and consistency with the controlling transaction documents.

Confirm the address, price, property description, photos, access directions, and stated terms. Check that the deal structure is represented correctly and that your contract or other arrangement permits the contemplated marketing and transfer. Laws and contract terms can differ; seek professional guidance when you have a legal question.

Remove internal notes, personal contact details that should not be shared, and unsupported language. Keep a dated copy of what you distributed, correct material errors promptly, and send an update if the status or terms change. A clean deal sheet builds clarity; it does not guarantee that a buyer will proceed.

How should I send and update the sheet?

Use a readable document or secure link, provide a clear response path, and keep every recipient on the same current version.

Make the document easy to read on a phone and include a name or business contact that can answer questions. Send it only to people who are appropriate recipients and follow applicable communication rules and their contact preferences. Keep copies of photos and supporting materials organized so you can answer reasonable diligence questions.

When new information changes the price, access, status, or condition description, update the sheet and mark the revision date. Tell recipients what changed rather than allowing old terms to circulate. Do not imply that a buyer is the successful purchaser until the transaction status supports that statement.