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Where cash buyers come from
- Recorded sales. Deeds recorded with no mortgage behind them point to cash or hard-money buyers. Several counties publish sale prices free (Cook County, New York City, Philadelphia and others); many, including Los Angeles, don't.
- Your own deals. Every investor who bid on your last contract, and every one who called about your sign.
- A buyer sign-up page. A page where buyers enter their buy box and opt in to deal emails, linked from every deal you market.
- Local investor meetups and landlord associations, where active buyers introduce themselves.
- Data tools. BatchLeads searches for investors who recently bought with cash or hard money; REsimpli's Cash Buyer Search shows purchases in the last 12 months per buyer.
What a buy box holds
Verify before you rely on them
Sign-up forms fill with people who will never close. Sort buyers by evidence, not enthusiasm: recorded purchases in the last 12 months, proof of funds on file, and offers or closings with you. One analytics vendor suggests two or more recorded purchases in 12 months as the floor for a core buyer; treat that as a starting rule, not a standard. Store proof-of-funds documents encrypted, let buyers delete them, and never email them around.
Match deals to buyers
- 01
Hard filters first
Area, property type, price (contract price plus your fee inside the buyer's range), rehab level and financing. - 02
Then rank
Recent purchases, past offers and closings with you, and how fast they answered last time. - 03
Send to the best buyers first
The top tier gets the deal first and a short head start; the rest follow. It rewards fast buyers and keeps each send small. - 04
Never leak the seller
The address (or cross-streets until a buyer is vetted), photos, numbers and access. Never the seller's name, situation or how you found them.
The rules for sending deals
Email. A deal email is commercial email even to buyers who opted in. CAN-SPAM still requires accurate headers, an honest subject, your postal address and a working opt-out honored within 10 business days. Opt-in removes only the “this is an advertisement” label (15 U.S.C. 7704(a)(5)(B)). Cold-emailing buyers you scraped is cold email, with the same caps as sellers.
Calls and texts. An AI or prerecorded call, or an autodialed text, to a buyer is telemarketing and needs prior express written consent naming your business (47 CFR 64.1200; FCC 24-17 for AI voices). A buyer sign-up form should carry a separate, unchecked consent box for calls and texts, apart from the one for deal emails.
Consent wording that covers a buyers list (model text, have counsel review)
“Yes, [Your Business] may call and text me about properties. By checking this box and clicking ‘Join the buyers list,’ I agree that [Your Business] may call and text me at [number] with marketing about properties and purchase contracts available for sale or assignment. Calls and texts may use an autodialer, an AI-generated or other artificial voice, prerecorded messages and AI-written texts. Agreeing is not required to buy any property, product or service.”
Disclose that you're assigning
You are marketing a contract, not a house you own, so say so on every deal: “We are assigning our contract to purchase this property; we do not hold title.” Some states already require written wholesaler disclosures to sellers (Ohio and Arizona are reported to; check the statute in your state). California's AB 1850, which would have required a license and a title disclosure, was held in committee on May 14, 2026 and is not law (bill history), but the disclosure is good practice anyway.
Parcel's cash buyers list comes with Deal Radar, Email Outreach or AI Caller: a buyer page with its own consent checkbox, buy boxes, matching against each lead's numbers, and deal emails sent from your own mailbox to matched, opted-in buyers, at most 100 per send, with the footer and unsubscribe added. See Parcel for wholesalers (from $79 a month).
Questions
Sources
- 1.15 U.S.C. 7704, CAN-SPAM requirements · Cornell LII · read October 30, 2026
- 2.47 CFR 64.1200, Delivery restrictions · eCFR · read October 30, 2026
- 3.FCC 24-17, Declaratory Ruling on AI voices (Feb 8, 2024) · Federal Communications Commission · read October 30, 2026
- 4.California AB 1850 (2025-26) bill history · California Legislative Information · read October 30, 2026
Changes
- : First published.