Submit a Wholesale Deal in Florida to a Buyer Who Actually Closes

Home › Partners › Wholesalers › Submit a Deal · Updated October 25, 2026

This page is the working desk for deal submissions. If you want the bigger picture of what we buy and why wholesalers work with us, our Florida wholesaler partner page covers the buy box. Here we focus on the mechanics: what happens the minute you hit submit, how our underwriting actually runs, what we need to get from a contract to a funded closing, and the small habits that turn a maybe into a fast yes.

Libera Capital Group buys houses and improved commercial property for its own account. Our home market is Southwest Florida, and we review deals statewide. We are a DiBe Company, our principals are licensed real estate brokers, and when we buy from you we are acting as a principal purchaser, not as anyone’s agent. That matters to you because the person reviewing your deal is the person whose money closes it.

One ground rule before anything else: we only review deals that the sender has under contract, or has written permission from the owner or the controlling party to present. The form will ask you to confirm this. If you’re still negotiating with the seller, wait until you have signatures, then send it. We’ll be here.

Before you submit: do you control the deal?

The first box on our deal form isn’t the address. It’s a checkbox confirming that you have the property under a signed purchase contract, or that you have written permission to present it on behalf of whoever does. We put that first on purpose.

What counts as control

• A signed purchase and sale agreement between you (or your entity) and the owner of record, with an assignment clause or a structure that allows you to close and resell.
• A signed option agreement that gives you the right to buy on stated terms.
• Written permission from the contract holder, if you are a partner presenting a deal another wholesaler controls. We’ll want that party’s name and their written authorization in the file.

What does not count

• A verbal “the seller said he’d take about that much.”
• A contract signed by only one of several owners, unless the others have signed or you’ve documented why they don’t need to.
• A deal you saw on someone else’s email blast and want to “co-wholesale” without their permission.
• An MLS listing you haven’t contracted on.

We don’t hold this line to be difficult. A property marketed without control creates risk for the seller, who may not understand what’s happening; for the wholesaler, who may run into licensing problems; and for us, because we can’t close on paper that doesn’t exist. If you have a lead but no contract yet, keep working it, and come back with signatures.

Who’s on the contract matters

Look at the deed before you look at the price. In Florida, a homestead property usually needs the spouse’s signature even if only one spouse is on title. Inherited property may need a personal representative appointed by the probate court before anyone can sign a valid deed. Properties held in an LLC need the signature of someone authorized by the operating agreement or the state filing. Our inherited and probate property guide explains why estate deals often take longer, and it’s worth reading before you lock up a house from an heir.

What does a complete Florida deal package contain?

Our form is built around the fields that actually change our answer. Fill every one you can. Where you don’t know something, say “unknown” rather than guessing, because a blank and a guess look different to an underwriter, and a guess that turns out wrong costs more time than an honest unknown.

The photos that save a site visit

A good photo set is the single biggest time saver in the whole process. We’d rather see thirty unedited phone pictures than six flattering ones. Shoot every room, plus these specifically:

• The roof from the street and, if you can safely, from a ladder, with the age of the roof if the seller knows it.
• The electrical panel with the cover on and the label legible, so we can see the brand and amperage.
• The AC condenser data plate and the air handler.
• The water heater label and any visible supply lines.
• Under the kitchen and bathroom sinks.
• Any staining on ceilings, cracked tile, soft floors or wall damage.
• For waterfront homes, the seawall cap, the dock and the lift.
• For homes on well and septic, the well equipment and the location of the septic lid.

Documents worth attaching up front

If you have them, include a copy of the signed contract (you can redact the seller’s personal contact information), any inspection reports, a survey, the most recent tax bill, an HOA or condo estoppel or budget, open permit printouts from the local building department, and any foreclosure case number. You don’t need all of these to submit, but each one you include removes a question we’d otherwise have to ask.

How do we underwrite a deal you’ve submitted?

Underwriting is the part most wholesalers never see, so here’s the order we actually work in. It’s the same order whether the deal is a two-bedroom block house in Lehigh Acres or a pool home in Naples.

1. Location and title sanity check

We pull the public record: owner of record, legal description, recorded mortgages, liens, lis pendens and code cases. We confirm the person who signed your contract is the person, or one of the people, on title. If something doesn’t match, that’s our first call to you, before any other work happens.

2. Our own after-repair value

We build ARV from closed sales, not active listings, and we try to match the renovated product we’d actually create: same construction type, similar size and age, same flood zone character, similar water access or lack of it. If your ARV and ours are far apart, we’ll show you the sales we used, because that conversation is how both of us get better. For a deeper look at how we think about comps in this region, see our Southwest Florida deal analysis guide for wholesalers.

3. A real scope of work

We price the work as if we were writing the contractor checks next month, because we are. That includes permits, which in Florida add both cost and calendar time, and it includes the items an insurer or a future buyer’s lender will force regardless of whether we’d want to do them.

4. Carry, insurance and exit

Holding costs in Florida are driven heavily by insurance, and an older roof or a property in a high-risk flood zone can change the carry significantly. We add taxes, utilities, financing cost on our own capital and the costs of reselling or holding as a rental. Then we decide whether we’d renovate and sell, renovate and rent, or hold as-is.

5. A price, and a reason

Our offer is what’s left after the work, the carry and a margin that fits the risk. We don’t apply a fixed percentage formula. When we can’t meet your asking price, we’ll usually tell you the specific line that’s driving the gap, whether that’s ARV, a roof, a flood zone or occupancy, so you can decide whether a renegotiation with your seller is realistic.

How long from submission to closing?

Every deal runs on its own clock, set mostly by your contract dates, title and occupancy. Here’s how a clean residential file typically moves. Commercial deals usually take longer at each stage.

1. Submission received. You get a confirmation, and the deal goes into review the same business day when it comes in during working hours.
2. First answer. We aim to reply within one business day with a yes, a no or a counter based on your photos and numbers, often subject to a walkthrough.
3. Walkthrough. We schedule access with you, ideally inside your inspection window. We don’t contact your seller directly to arrange it unless you ask us to.
4. Paperwork. We sign an assignment of contract or a purchase agreement with you, and deposit earnest money with the agreed Florida title company.
5. Title and closing. The title company searches title, clears or prices liens, prepares settlement statements and schedules closing. When title is clear, closing can often happen within days of the walkthrough; when it isn’t, the timeline follows the title work.

Delays almost always come from title, not from us: an estate that hasn’t been opened, an old mortgage that was paid but never satisfied, a code lien, an HOA estoppel that takes time to arrive. The earlier you send a deal, the more of that we can solve inside your contract dates. If a deal involves a foreclosure case, our foreclosure page explains how auction dates and reinstatement figures affect the schedule.

How do assignments and double closes actually run at the title company?

Our wholesaler partner page compares the two structures side by side. This section is about the practical steps on closing day, because that’s where most first-time wholesalers get surprised. Treat it as general information. Your own Florida real estate attorney and title agent should review how your specific contracts are written and closed.

Running an assignment file

• The paperwork. You sign an assignment of contract that transfers your rights and obligations under the seller contract to our buying entity. The title company receives both the original contract and the assignment.
• Your deposit. If you put earnest money down with the seller, the assignment should say how it’s treated at closing, typically credited back to you.
• The settlement statement. Your assignment fee is generally shown as a line item and paid to you from our funds at closing. Expect the seller to be able to see it.
• The deed. The seller signs one deed directly to our entity. There is one set of closing documents and one deed recording.

Running a double close

• Two contracts. Your contract with the seller (the A-to-B leg) and a separate purchase contract between you and us (the B-to-C leg).
• Two deeds. The seller deeds to you, you deed to us, and each deed is subject to Florida documentary stamp tax.
• Funding the first leg. Many title companies require the A-to-B purchase to be funded independently, which is why wholesalers use transactional funding. Some underwriters have specific rules about whether the B-to-C funds may be used for the first leg. Ask your title company early, not on closing day.
• Timing. The two closings are usually same-day or back-to-back, but they are two transactions, each with its own settlement statement.

Choosing the title company

We’re flexible. If your contract names a Florida title company the seller already trusts, we can usually work with it. If you don’t have one, we’ll suggest one. What we won’t do is close without a neutral title company or closing attorney holding the money, because that protection runs to your seller as much as to us.

Earnest money, inspections and property access

How our earnest money works

Our deposit amount is set deal by deal, based on price, condition and the timeline, and it’s written into the assignment or purchase contract before anyone signs. The money goes to the title company’s escrow account, never to you or your seller directly. If you’ve told your seller a specific deposit is coming, make sure it matches what our contract says, so nobody is surprised.

Inspection periods and walkthroughs

We prefer to see the property before we firm up, and we schedule that visit through you. A walkthrough on a typical house is short; we’re confirming the condition your photos showed and checking things photos can’t show, like soft subfloors, odors and the condition behind closet doors. When a deal is sent with enough time on your inspection clock, this all happens without stress.

Access etiquette

• Tell us who will open the door, and whether the seller or a tenant will be present.
• For occupied rentals, Florida landlord-tenant rules on notice and entry apply; coordinate access properly through the owner or manager. Our problem tenant page covers some of the occupancy issues we see.
• If a lockbox is involved, send the code privately, not in the form notes.
• For vacant homes, tell us about pets, alarms, pools and any safety issues before anyone goes inside.

We will not use access to your deal to approach the seller about another deal or to go around your contract. If the seller contacts us directly, we’ll point them back to you.

What speeds a yes, and what slows one down?

Price realism beats price optimism

The fastest yes we can give is on a deal priced at a level that already works. If you’re testing the market with an aggressive asking price, tell us, and we’ll give you our honest number. That’s often more useful than a polite pass. Many of the best wholesale relationships run on exactly that back-and-forth: you send, we explain, you calibrate. For an item-by-item version, see our fast-yes submission checklist for Florida wholesalers.

Situations that need a little more lead time

Some deals are great but simply take longer to clear. Storm-damaged houses with open insurance claims, unfinished construction with expired permits, properties with unpermitted additions, and houses with active code cases all need extra research. Send them anyway, and send them early. Our guides to hurricane and flood damaged property, code violations and unpermitted work and unfinished construction explain what we look at in each case.

Submitting commercial and multifamily deals

Commercial submissions go through the same form, but the review leans on income and leases rather than renovation comps. In the notes, tell us the property type, the number of units or tenants, current occupancy, and whether the seller can produce a rent roll and a trailing twelve months of income and expenses. For small apartment buildings, see our multifamily page; for retail, office, industrial and hospitality, start with commercial property we buy.

Commercial files usually involve estoppel certificates from tenants, a review of leases for rights of first refusal, and sometimes environmental questions. Each of those adds time, so commercial deals need longer contract periods than a typical house. If your seller is focused on something other than price, such as staying in the building or deferring taxes, tell us. Structures such as delayed closings or seller financing, outlined on our creative financing page, are sometimes the difference between a pass and a closing.

Compliance notes for anyone sending us deals

Florida regulates real estate brokerage activity, and the way wholesale contracts are marketed and assigned has drawn growing attention from regulators and legislatures around the country, with several states adopting wholesaling disclosure rules in recent years. Rules apply, they vary by situation, and they can change. We’re not your lawyer and nothing on this page is legal advice. Before you build a wholesaling business, or change how you market contracts, talk with a Florida real estate attorney about your contracts, your seller disclosures and your marketing.

A few practical positions we take, so there are no surprises:

• We only review deals you have under contract or have written permission to present.
• We expect your seller to understand that you may assign the contract or resell the property, and we’d rather your contract say so plainly.
• We do not pay referral or finder fees to unlicensed parties where Florida law prohibits it. If you’re a licensed agent, compensation flows through your broker. Our real estate agent partner page covers how we work with licensees.
• We don’t ask you to misstate anything to a seller, a lender or a title company, and we won’t close a file where that has happened.

Property types and areas you can submit

We review deals on single-family homes, condos and townhomes when the association’s finances are clear, mobile and manufactured homes on owned land, small multifamily and improved commercial property. Our home counties have their own wholesaler pages with local underwriting notes:

• Lee County wholesale deals
• Collier County wholesale deals
• Charlotte County wholesale deals
• Sarasota County wholesale deals
• All Florida areas we buy in
• Getting your deals closed fast

If you’d like our current buy box and target neighborhoods sent to you directly, join our wholesaler network. Members get priority review and feedback on deals they send.

Assignment or double close? See our plain-English guide to Florida contract assignments and double closings and our checklist for getting a fast yes on a wholesale deal.

Frequently Asked Questions about submitting a wholesale deal