Frequently asked questions

A joint venture is a partnership where two parties combine their strengths to complete a real estate transaction and split the profit. In our case: you contribute the contract (the seller relationship, the negotiation, the signed agreement), and we contribute the disposition (the buyers list, creative finance structuring, paperwork, and closing coordination). The profit is split 60/40 in your favor — every time.

It means you have a signed purchase agreement with the seller. They've agreed to sell you the property at a specific price under specific terms — and you have that in writing. The contract gives you "equitable interest" in the property, which is the legal foundation for an assignment or JV deal. You don't need to own the property to JV it — you just need a valid, signed contract.

In most states, no — as long as you are selling your own equitable interest (your contract), not acting as an agent for someone else. Wholesaling and JV partnerships are legal in all 50 states when structured correctly. We always recommend verifying the rules in your specific state, and we can refer you to a real estate attorney in your market if needed.

Yes — if you have a motivated seller but haven't signed yet, we can help you think through the offer and structure before you go back to the seller. Reach out directly at dispositionmydeal@gmail.com and let us know where you are in the process.

The split is calculated on the gross profit of the deal — meaning the difference between what you have the property under contract for and what we sell it to the end buyer for. If your contract price is $200,000 and we sell it for $240,000, the gross profit is $40,000. Your 60% = $24,000. Our 40% = $16,000. Both amounts are disbursed directly from the title company at closing.

60/40 in your favor is our standard split and the one that applies to the vast majority of deals. In rare cases — such as deals that require us to deploy significant capital (transactional funding for a double close, for example) — we may discuss a modified split before signing the JV agreement. Nothing changes without your explicit written consent.

You get paid at the closing table — the same day the deal closes. The title company issues your disbursement directly to you based on the closing statement. You don't have to wait for us to "send it" — the title company handles the split independently. Typical format is a wire transfer or cashier's check issued at closing.

If a deal falls apart before closing, neither party collects. There's no payment owed to us for the work we put in — we only get paid when the deal closes. If your contract expires, we'll work with you to request an extension from the seller if there's a legitimate buyer in the pipeline.

Seller financing (also called owner financing) is when the seller of a property acts as the bank. Instead of the buyer getting a mortgage from a lender, the seller agrees to receive monthly payments directly from the buyer over an agreed period of time. The buyer and seller set the interest rate, down payment, monthly payment, and loan term together — with no bank involved. The seller holds a promissory note secured by a deed of trust on the property.

Several reasons. First, sellers who carry financing typically receive a higher purchase price — because they're offering a benefit (flexible terms) that cash buyers can't. Second, sellers who own free and clear often prefer monthly income over a lump sum, especially retirees who want consistent cash flow. Third, spreading the gain over multiple years via an installment sale can reduce their tax burden compared to receiving everything at once. Many sellers have never been presented with this option — when you explain it correctly, it's often a better deal for them.

The seller is protected by a deed of trust (or mortgage, depending on the state) recorded on the property. This gives the seller the legal right to foreclose and reclaim the property if the buyer ever stops making payments — the same protection a bank would have. The seller never loses their legal interest in the property until the loan is fully paid off.

Subject-to (or "sub-to") means buying a property "subject to the existing financing" — the current mortgage stays in place in the seller's name, but the buyer takes possession and makes the payments. The title transfers to the buyer, but the underlying loan does not. This allows buyers to acquire properties without qualifying for new financing, and sellers to be relieved of their mortgage obligation and move on without having to pay off the loan at closing.

Yes — subject-to is a legal property acquisition strategy used by investors across all 50 states. Most mortgages contain a "due-on-sale" clause, which means the lender could technically call the loan due when the property changes hands. In practice, lenders rarely exercise this clause as long as payments are being made on time. Many investors have acquired hundreds of properties using sub-to without incident. We always recommend working with a real estate attorney who is familiar with the strategy in your state.

Subject-to works best when: (1) the seller has a low interest rate they acquired before rates went up — the buyer inherits that low rate; (2) the seller is behind on payments and needs relief fast without a traditional sale; or (3) the seller has little to no equity and a traditional cash offer would require them to bring money to the table. If your seller has a 3–4% mortgage from 2020–2021, that loan is an asset — sub-to unlocks it.

At closing, the title company facilitates the transfer of the property from the seller to the end buyer. In an assignment deal, you assign your purchase contract to the end buyer, and the closing statement reflects the assignment fee (the spread) paid to the JV partnership. In a double close, you briefly purchase the property and immediately sell it to the end buyer in two back-to-back closings on the same day. Either way, the title company calculates your disbursement and issues payment directly to you at closing.

Not necessarily. Most closings can be handled remotely via overnight mail or electronic notarization (RON) depending on the state. The title company will send you documents to sign and arrange your disbursement to be wired to your bank account. We'll coordinate all of this with the title company — you don't have to manage the logistics.

We work with investor-friendly title companies in each market who are experienced with wholesale assignments, double closes, subject-to, and seller finance transactions. If you already have a title company relationship in your market, we're happy to use them — as long as they're comfortable with creative finance deals. We'll confirm this early in the process.

We work with deals nationwide across all 50 states. Creative finance is legal in every state — the specific mechanics and paperwork vary slightly by state, which we handle. Submit your deal regardless of location and we'll let you know if there are any state-specific considerations.

Not necessarily — but time matters. Submit your deal immediately and flag the expiration date prominently. If there's enough time, we'll move fast. If the contract is expiring in less than 7 days, we'll advise you on whether to request an extension from the seller (which is often a simple conversation) before we start buyer outreach.

No — that's exactly what we're here for. Finding the right buyer for each specific deal is what we do. You don't need a buyers list, you don't need to know how to market a deal, and you don't need to understand creative finance. That's all on us. You bring the contract, we bring the buyer.

Yes — if you have a buyer but need help structuring the creative finance terms, writing the contracts, or coordinating closing, we can work with your buyer. In that case, we'd discuss a modified arrangement based on what we're contributing. Reach out directly and let's talk through what makes sense.