Florida Wholesalers: How to Get Your Deals Closed Fast With a Reliable Cash Buyer

Home › Blog › Send Us Your Deals · Updated October 25, 2026

Every wholesaler knows the feeling: you have a signed contract, an inspection period that is shrinking by the hour, and a buyers list full of people who say “send me everything” but never actually close. The deal itself is rarely the problem. The problem is finding a buyer who reads the package, makes a decision and shows up at the title company with funds.

This guide explains how we work with wholesalers and bird dogs across Florida — what we buy, what we need to see, how we evaluate a deal, and what makes a relationship with us worth repeating. If you already know the drill, skip to the Submit a Deal form or read our wholesaler and bird dog partner page.

What does Libera Capital Group buy?

We buy residential and improved commercial real estate for cash anywhere in Florida. Our home market is Southwest Florida — Lee, Collier, Charlotte, Sarasota, Hendry, Glades and DeSoto counties — so that is where we move fastest and know the streets best, but we review deals statewide.

Residential

• Single-family homes in any condition, from cosmetic flips to full guts and storm-damaged houses.
• Condos and townhomes, including units in associations working through milestone inspections or reserve funding.
• Multifamily — duplexes, triplexes, fourplexes and larger apartment buildings, occupied or vacant.
• Mobile and manufactured homes, on owned land or in parks.

Commercial

We buy all improved commercial property types: retail and strip centers, office buildings, industrial and warehouse, mixed-use, hotels and motels, self-storage, and mobile home and RV parks. Distressed commercial — vacancy problems, deferred maintenance, tenant defaults, code issues — is welcome. Our commercial buying page explains the structures we can offer sellers, such as delayed closings or assuming existing tenants.

What we don’t buy here

Vacant land, lots and acreage do not go to Libera Capital Group. Send those to our land division, SWFLLand.com, which reviews land deals throughout Florida. If a package mixes a house with extra lots, send it to us and say so — we’ll coordinate.

What should a strong deal submission include?

The fastest way to get a real answer is a complete package. Every missing item turns into a question, and every question costs a day of your inspection period. Here is what we want to see, roughly in order of importance.

Photos that actually help

Wide shots of each room in daylight beat a dozen close-ups of the kitchen. Include the electrical panel label, the water heater data plate, the roof from the ground in all four directions, and the outside of the AC condenser. On canal homes, photograph the seawall cap and the waterline. Walk-through video is even better.

Be honest about the problems

A package that discloses the cracked slab, the unpermitted garage conversion and the tenant who stopped paying gets a faster yes than one that hides them. We find these issues anyway — usually within a day of looking at the permit portal and the photos — and a surprise late in the process is how deals fall apart. If you’re not sure about something, say “unknown.” That’s a perfectly good answer.

For commercial deals, add

• A current rent roll and copies of leases.
• Trailing twelve months of income and expenses, or whatever the owner can provide.
• Zoning, building size, year built and any known environmental reports.
• Tenant estoppel status and any defaults or concessions.

How fast do we respond, and what do we look for?

When a complete package arrives, we aim to review it promptly — often the same or next business day — and give you a straight answer: yes at your number, a counter with the reasoning behind it, or a clear pass. We would rather tell you “no” quickly than let you burn your inspection period waiting on us. Incomplete packages take longer because we have to chase the missing pieces first.

Our buy box, in plain terms

We don’t publish a rigid formula, because a canal home in Cape Coral, a block house in Lehigh Acres and a small strip center in Port Charlotte are underwritten very differently. What we look for, generally:

• A realistic ARV. Supported by recent, nearby, truly comparable sales — not the best renovated sale in the zip code.
• Room for the real repair budget. Southwest Florida rehab costs include things out-of-state buyers miss: roof replacement for insurability, flood-related work, seawall repairs and permit cleanup. Our SWFL underwriting guide walks through them.
• A clean path to closing. Clear or curable title, a cooperative seller, and a contract that actually gives you the right to sell or assign your position.
• Problem properties welcome. Hurricane and flood damage, code violations, probate, tenant issues and heavy deferred maintenance are not dealbreakers when the price reflects them.
• For commercial, in-place income or a believable plan to create it, and a basis that makes sense against replacement cost.

If you want to understand how our process looks from the seller’s side — useful when you’re explaining it to your seller — see how it works and our seller page on selling a house fast for cash.

Assignment vs. double close: what we can and can’t say

We close both ways, depending on the deal and your contract. Here is the general shape of each, with an important caveat: this is not legal advice. Florida rules on wholesaling, assignments, marketing contracts and real estate licensing can apply to your business and can change. Talk to a Florida real estate attorney about how you structure your deals.

Assignment of contract

In an assignment, you transfer your rights under the purchase contract to us, usually for an assignment fee, and we close directly with the seller. It is typically simpler and cheaper — one closing, one set of costs. It requires a contract that permits assignment, and your fee is generally visible to the parties on the closing paperwork. Some sellers and some title companies have their own preferences, so confirm early.

Double close

In a double close (sometimes called a simultaneous or back-to-back closing), you buy from the seller and then sell to us, often on the same day. It involves two transactions, two sets of closing costs, and either your own funds or transactional funding for the first leg. Title companies handle these differently, and some won’t do them at all.

What we expect either way

• You have a real, signed contract — equitable interest — before you send us the deal. We don’t want deals from people who don’t control the property.
• Your marketing describes your position honestly. Don’t represent yourself as the owner if you’re not.
• The seller understands what’s happening. Surprised sellers cancel.
• Earnest money and timelines are spelled out in writing.

A note for bird dogs: we do not pay referral fees to unlicensed parties where Florida law prohibits it. If you find leads but don’t put properties under contract, ask a Florida real estate attorney what you can legally be paid for — and if you’re licensed, ask us about working together through proper channels.

How do you become a repeat partner?

The wholesalers we work with most aren’t necessarily the ones who send the most deals. They’re the ones whose packages we can trust. A few habits make the difference:

1. Send complete packages. Use the checklist above every time, even on deals you think are obvious.
2. Price to the market, not the spread you hoped for. If your ARV is consistently supported by the comps, we move faster on your next deal because we trust your numbers.
3. Disclose early. Tell us about the foundation crack, the open permit or the lien on day one.
4. Close what you sign. Keep sellers informed and coordinate with title. A smooth closing is the best marketing you can do with any buyer.

Over time, partners who do this get faster reviews, more direct conversations about what we want next and a better feel for our buy box in each market. Start on our wholesaler partner page, then send your first deal below.

Is your deal ready to send? A pre-submission checklist

The package table above covers what information to include. This checklist is different: it tests whether the deal itself is in a condition where a buyer can safely commit. Run through it before you hit send. Every “no” is not a dealbreaker, but each one should be disclosed in your notes so nobody is surprised later.

If you are newer to the business, these items are also a good test of whether you truly control the deal. A contract you can’t assign, signed by only one of two owners, with an expired inspection period, is not a deal a responsible buyer can close, no matter how good the numbers look. As always, have a Florida real estate attorney review your contract forms before you rely on them.

How should you price your assignment fee responsibly?

Your fee is your business, and we don’t set it. But how you arrive at it affects whether deals close, whether sellers stay in the transaction, and whether buyers keep reading your emails. These principles keep fees sustainable.

Work backward from the end buyer’s number

The fee is what is left between the contract price and what a buyer can actually pay after realistic repairs, holding costs, resale costs and margin. It is a residual, not a starting point. If you begin with the fee you want and then stretch the ARV or shrink the repair budget to make it fit, the deal will fail at the walkthrough, and the buyer will discount your next package.

Assume the fee will be seen

In an assignment, the fee generally appears on the closing paperwork, and the seller may see it. Price as if the seller will read every line, because often they will. A seller who feels misled late in the process may refuse to close, and there may be legal exposure depending on what was represented. A Florida real estate attorney can tell you what disclosures your structure requires; rules in this area can change.

Leave room for what you can’t see

Photos don’t show a cast-iron drain line, a failed septic field or a roof deck that is soft under the shingles. If the deal only works with zero surprises, the fee is probably too large. Building in a cushion means you can absorb a reasonable adjustment instead of losing the whole deal when an inspection turns something up.

Match the fee to the work and the risk

• Simpler deals (vacant, clean title, cosmetic rehab) usually trade on tighter spreads because many buyers can do them.
• Harder deals (probate, open permits, tenant issues, storm damage, small commercial) take more of your time to keep together, and buyers understand that. The fee can reflect real work, as long as the price still makes sense after it.
• When cash doesn’t fit, a seller who wants more than a cash buyer can pay may be a better match for terms. Our creative financing page explains structures such as seller financing that may be considered case by case, always with the seller’s own attorney involved.

Don’t let the fee decide which buyer gets the deal

Sending a contract to the buyer who can close cleanly is usually worth more over time than squeezing a slightly larger fee from someone who might not perform. Your reputation with title companies, sellers and buyers is the asset that compounds.

What happens after we say yes?

Here is the general sequence once we agree on a number. Details depend on whether we close by assignment or double close and on what the title company needs.

1. Paperwork. We sign an assignment agreement or a purchase contract with you, with our earnest money terms written out.
2. Title coordination. We confirm the title company and send our deposit to the escrow agent. If you already opened title, we generally keep the same office when it can handle the structure.
3. Verification walkthrough. If we priced from photos, we confirm condition in person, or by live video for distant deals.
4. Curative work. The title commitment comes back, and payoffs, estoppels and any lien or permit issues are worked through with the seller.
5. Closing. Settlement statements are reviewed, documents signed, funds wired and the deed recorded. You are paid through the title company according to the closing statement.

Our home market is Southwest Florida, from Lee County neighborhoods like San Carlos Park to Collier County areas like North Naples, so local deals there tend to move quickest. Throughout, we keep you updated so you can keep the seller updated. If something changes on our side, you hear it from us first, not from the title office.

Frequently Asked Questions

Where we buy in Southwest Florida. Our fastest decisions come on deals in our home market, so if you have an assignment near the coast, send it over. We regularly review contracts to sell a house in Cape Coral, older block homes on the grid in Lehigh Acres, rentals in North Fort Myers and Ian-affected homes in Port Charlotte. Collier deals in Golden Gate Estates are welcome too, as long as there is a house on the parcel.

Prefer to talk first? Call (239) 686-0823 or email acquisitions@liberacg.com. Otherwise, send your deal using the form below.