Wholesaling Real Estate In San Jose, CA In 2026?

Population 983,489 · #10 largest of the 500 cities we rank · data for October 2026

Market tierAStrong market
REI CASH INDEXData by REI Cash Index · October 2026
Population
983,489
#10 of 500
U.S. city population
Avg sale price
$1.35M
Zillow Home Values ↗
Avg days on market
20 days
Fast market
Zillow, Oct 2026 ↗
Active listings
1,046
Zillow map, Oct 2026 ↗
Cash sales (12 mo)
🔒
Sep 1, 2025 – Sep 1, 2026
Cash market value (12 mo)
🔒
Sep 1, 2025 – Sep 1, 2026
Months of inventory
🔒
Active ÷ monthly sales, Oct 2026
Cash buyer rank
🔒
Members only
Pending listings
🔒
Zillow map, Oct 2026
Sold listings
🔒
Zillow map, Oct 2026
Pivot your market in 5 minutes. See San Jose's cash sales, months of inventory, rank, pending and sold — and every city side by side.
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Sources: Zillow Home Values · Zillow active listings · cash sales Sep 1, 2025 – Sep 1, 2026 compiled by REI Cash Index

San Jose, CA wholesaling: key facts

  • San Jose, CA is a A-Tier market for real estate wholesaling (strong market), scored 25 of 36 points by REI Cash Index for October 2026.
  • Homes in San Jose average 20 days on market before going pending (last checked Oct 15, 2026 from Zillow).
  • The average home sale price in San Jose is $1.35M (data from Zillow Home Values).
  • San Jose has a population of 983,489, the #10 largest of the 500 U.S. cities REI Cash Index ranks.
  • San Jose has 1,046 active home listings (last checked Oct 15, 2026 from Zillow).
  • California is a title company state, which works in a wholesaler's favor: closings usually run through a title company (escrow), and a wholesaler-friendly title company closes assignments and double closes faster and with less back-and-forth than an attorney.
  • California has no wholesaling-specific statute in REI Cash Index's October 2026 review; general contract and real estate licensing law still applies.
  • REI Cash Index lists 3 wholesaler-friendly title companies & attorneys (closers that already handle assignments and double closes) and 6 novation-friendly agents in San Jose.

Source: REI Cash Index, October 2026 (Zillow listing data and county cash-sale records).

About the San Jose, CA housing market

San Jose is a massive economic hub with a population of 983,489 and an average sale price of $1,353,869. As an A-Tier market, transaction activity moves at a relentless pace. Homes sell fast, with inventory averaging just 20 days on market across 1,046 active listings. This velocity is propelled by a deep cash-buyer pool of active investors, builders, and flippers eager to take on aging housing stock and properties in need of substantial renovation.

For wholesalers, San Jose provides a big seller pool alongside significant revenue potential per transaction. However, it is fundamentally an expensive market where capital requirements are elevated and valuation errors carry steep penalties. When you secure contracts at realistic numbers, listings go under contract quickly, making the market highly rewarding for operators who can underwrite cleanly and move decisively.

Wholesaling real estate in San Jose

Focus your marketing on motivated sellers dealing with tired rentals, deferred maintenance, inherited properties, or out-of-area relocations. You have multiple viable exit strategies, including classic contract assignments, double closes, and novations. If an owner wants closer to retail pricing, novations can work well to capture buyers using conventional financing.

Transactions are usually handled through a title company using escrow. Regarding compliance, no wholesaling-specific statute found in our October 2026 review. Keep your contracts direct, establish clear equitable interest, and account for high holding costs. Because acquisition figures are elevated, vetting your repair estimates before assigning to your cash buyers is critical to protecting your margins.

Is San Jose good for wholesaling and novations?

Wholesaling (assignments)

Good for wholesaling

  • ✓ Homes sell fast
  • ✓ Deep cash-buyer pool
  • ✕ Expensive market
Novations

Novations can work

  • Homes sell in about 20 days, so a novation listing should not sit long.
6 novation-friendly agents ↓
Who closes in California

Title company state

  • California closings usually run through a title company (escrow), a plus for wholesalers: title companies tend to close assignments and double closes faster than attorneys.
  • California has no wholesaling-specific statute in our review.
3 wholesaler-friendly title companies ↓

Based on this month's numbers and REI Cash Index rules. Attorney / title-company practice and state rules are a summary, not legal advice.

California wholesaling rules: no wholesaling-specific statute in our October 2026 review. General contract, marketing and licensing rules still apply.

What makes San Jose a good market

  • Homes sell fast. Listings average 20 days on market — buyers in San Jose make decisions quickly, so a good contract moves.
  • Deep cash-buyer pool. Cash sales over the last 12 months are among the strongest of the cities we track — more end buyers to assign to.
  • Listings go under contract quickly. A high share of San Jose's listings is already pending — demand is keeping up with supply.
  • Big seller pool. 983,489 residents means a large pool of distressed and motivated sellers to market to.

What makes San Jose a hard market

  • Expensive market. At $1.35M on average, fewer buyers pay cash, earnest money is larger and a deal needs a bigger spread to work.

Best exit strategies for San Jose

Ranked for San Jose on this month's numbers. Open a card for the step-by-step.

1

Assignment (classic wholesale)

You put the house under contract, then sell your right to buy it to a cash buyer for an assignment fee. You never take title.

Why it fits San Jose
  • Cash buyers are active here, so assigned contracts find takers.
  • Homes sell in about 20 days, so buyers decide quickly.
How it works

Step by step

  1. Sign a purchase contract that lets you assign it (buyer named "your name and/or assigns"), with an inspection period long enough to find a buyer.
  2. Open escrow with a title company or attorney that closes assignments, and send them the contract on day one.
  3. Market the deal to your cash buyers; collect a non-refundable deposit from the buyer you pick.
  4. Sign an assignment agreement: the buyer steps into your contract and pays your fee at closing.
  5. The buyer closes with the seller; your fee shows on the settlement statement.

What you need

  • A contract that allows assignment
  • A closer that accepts assignments (see the list on this page)
  • A buyers list and proof of funds from your buyer

Costs

Lowest-cost exit: one closing, paid by the buyer. Your fee is visible to the seller and the buyer.

Watch out for

  • Some states require written disclosure or a license to assign (see the state rules on this page).
  • A large visible fee can upset a seller or buyer at the table; a double close keeps it private.
  • FHA / bank-owned and some short-sale contracts can't be assigned.
2

Double close

Two closings back to back, usually the same day: you buy from the seller (A to B), then sell to your end buyer (B to C). Your profit stays private because each side sees only its own settlement statement.

Why it fits San Jose
  • At $1.35M on average, fees are large: a double close keeps them off the buyer's statement.
  • Plenty of cash buyers to line up the B-to-C side.
How it works
Wet (funded) double close

You pay for the A-to-B purchase with your own cash or transactional funding, the deed records to you, then you sell B-to-C. Accepted by most title companies and underwriters.

Dry double close

The end buyer's (C's) money pays for your A-to-B purchase in the same session. Many title companies, underwriters and lenders don't allow it, so ask first and get it in writing.

How to get transactional funding

  • Transactional funding is a 1–2 day loan that pays for your A-to-B purchase and is repaid from the B-to-C sale.
  • Lenders usually want: both signed contracts, the end buyer's proof of funds or loan approval, and a title company they approve.
  • Typical cost is a percentage of the loan (often in the 1%–3% range) plus a flat fee, paid from your proceeds. Compare quotes.
  • Line up the lender before you sign the end buyer: send the lender's requirements to your title company and confirm both closings can fund the same day.

Step by step

  1. Sign the seller contract (A-B) and the end buyer contract (B-C) for the same property.
  2. Pick a closer that does double closes (wet or dry) and tell them up front which one.
  3. For a wet close, arrange transactional funding (or your own cash) for A-B.
  4. Close A-B, record the deed, then close B-C right after; the B-C proceeds repay the funding and pay you.

What you need

  • A closer that does double closes
  • Transactional funding or your own cash (wet)
  • An end buyer whose funds are ready the same day

Costs

Two sets of closing costs (and in some states two transfer taxes) plus the funding fee: budget it into your spread.

Watch out for

  • Retail buyers with FHA loans may face "seasoning" rules on a property you owned for only a day.
  • Some states treat repeated double closes as licensed activity; check the state rules.
  • If B-C falls through after A-B closes, you own the house: only close A-B when C is ready.
3

Novation (list it with an agent)

Instead of selling to a cash buyer, you and the seller sign a novation agreement and list the house on the MLS with a novation-friendly agent. A retail buyer pays more; you get the difference agreed in the novation at closing.

Why it fits San Jose
  • Homes sell in about 20 days, so a novation listing should move.
How it works

Step by step

  1. Put the house under contract, then sign a novation agreement (attorney-reviewed) that replaces it and sets your share.
  2. Do light repairs and cleaning to get top retail price, if the agreement allows.
  3. List with an agent who knows novations (see the agents on this page) and accept offers with the seller.
  4. Close through a title company or attorney that understands novations; your share is paid at closing.

What you need

  • An attorney-reviewed novation agreement
  • A novation-friendly agent and broker
  • Time: usually weeks to a couple of months on market

Costs

Agent commission and repairs come out of the spread; it usually still beats a cash-buyer price in hot retail markets.

Watch out for

  • Some states see marketing someone else's house as brokering without a license; check the state rules.
  • The seller must understand and agree in writing; be transparent about your role.
  • A slow market means the seller waits longer, so check days on market first.

General education, not legal, tax or financial advice. Rules differ by state; confirm with your closer and a local real estate attorney.

Your marketing isn't the problem. Your market is.

You're paying for mail, PPC and skip tracing, or burning afternoons on cold calls, to lock up deals that won't move. When a market slows down, it doesn't matter how good your contract is. Cash buyers stop answering.

  1. Days on market climbHomes sit 45, 60, 90 days before anyone bites.
  2. Supply piles up5+ months of listings for buyers to pick from.
  3. Prices slipSellers cut, comps drop, your spread shrinks.
  4. Buyers back offYour buyers list lowballs you or goes quiet.
  5. The contract diesOr you assign it for a fraction of the fee.

The fix isn't more marketing. It's a market where buyers are hungry, and five numbers tell you which one that is.

Five numbers that tell you if San Jose will buy your deals

Each faint dot is one of the 500 cities we rank. The pin is San Jose. Locked pins are what members see.

Cash sales: proof the buyers are already here

🔒
Thin0–150Building150–500Deep500–1,500

Every cash sale is an investor who closed in the last 12 months. A deep pool means you can build buyer relationships fast, assign in days, and pivot into a new market with confidence instead of hope. A thin pool means you can lock up a great contract and have no one to sell it to.

Members see San Jose's exact cash sales, cash market value and cash buyer rank. Unlock for $29

Stop guessing your market. Pick it.

REI Cash Index puts every number above in front of you for San Jose and every city we track, so you can decide where to pivot with real data. You save on marketing, spend less time talking to sellers you can't help, and sell your deals faster.

  • Cash sales and cash market value for the last 12 months
  • Months of supply, pending and sold listings, worked out for you
  • Cash buyer rank for 2,500+ U.S. cities, side by side
  • Wholesaler-friendly title companies, attorneys and novation agents, with contact details
  • New numbers every month, so you see a market turn before your buyers do

What picking an easier market gets you

  • Lower cost per leadYour marketing lands in zip codes where sellers and buyers both show up.
  • Fewer wholesalers racing youLess competition stealing deals before you get them under contract.
  • Buyers asking for moreHungry cash buyers who want your next flip or rental.

Your first month

$29

then $49 a month

Start for $29

Less than one motivated-seller lead costs in most markets.

What an easier market is worth

Now$15,000
2× in an easier market$30,000
3×$45,000

A year of membership is $568. Doubling your month pays it back 26× in the first month alone.

Wholesaler-friendly title companies & attorneys in San Jose

Ranked by investor points (assignments 30, novations 20, investors / double closes / creative finance 10 each, listings 10). 3 closers · 2 confirmed for assignments · 0 for novations · 3 for double closes

Confirmed Only the business says so No Not confirmed · Verified by: phone call RCI member company reviews forums · Tap a row for the sources.

  1. 1Title company, Temecula, CANo reviews yetInvestors (Confirmed: Works with investors; Verified from forums (6); Said by the business only)Assignments (Confirmed: Allows assignments; Verified from forums (5))Novations (Not confirmed: Closes novations)Wet double close (Confirmed: Wet double close; Verified from forums (5))Dry double close (Won't do it: Dry double close; Verified from forums (3))Creative finance (Confirmed: Creative finance (sub-to, land trusts, contracts for deed); Verified from forums (1); Said by the business only)68/100 pts investor points
    Members see this closer's full profile
    • Name, address and click-to-call phone
    • Website, Google Maps, Yelp and BBB links
    • The sources behind every check: phone calls, RCI members, reviews, forum posts
    • Background check: reviews, complaints, forum mentions and red flags

    Get Access Now Member login

    How each check was verified

    • Works with investorsVerified from forums 6 sources · members onlySaid by the business only 2 sources · members only
    • Allows assignmentsVerified from forums 5 sources · members only
    • Closes novationsNo source yet.
    • Wet double closeVerified from forums 5 sources · members only
    • Dry double closeVerified from forums 3 sources · members only
    • Creative finance (sub-to, land trusts, contracts for deed)Verified from forums 1 source · members onlySaid by the business only 3 sources · members only

    Background-checked October 2026: 0 forum mentions, no red flags. Members see the full report.

    Your business, or you closed with them?

  2. 2Title company, San Jose, CA4.5(51)GoogleInvestors (Confirmed: Works with investors; Verified from company reviews (1); Verified from forums (18); Said by the business only)Assignments (Confirmed: Allows assignments; Verified from forums (2))Novations (Not confirmed: Closes novations)Wet double close (Confirmed: Wet double close; Verified from forums (4))Dry double close (Won't do it: Dry double close; Verified from forums (1))Creative finance (Won't do it: Creative finance (sub-to, land trusts, contracts for deed); Verified from forums (1))58/100 pts investor points
    Members see this closer's full profile
    • Name, address and click-to-call phone
    • Website, Google Maps, Yelp and BBB links
    • The sources behind every check: phone calls, RCI members, reviews, forum posts
    • Background check: reviews, complaints, forum mentions and red flags

    Get Access Now Member login

    How each check was verified

    • Works with investorsVerified from company reviews 1 source · members onlyVerified from forums 18 sources · members onlySaid by the business only 1 source · members only
    • Allows assignmentsVerified from forums 2 sources · members only
    • Closes novationsNo source yet.
    • Wet double closeVerified from forums 4 sources · members only
    • Dry double closeVerified from forums 1 source · members only
    • Creative finance (sub-to, land trusts, contracts for deed)Verified from forums 1 source · members only

    Background-checked October 2026: 1 forum mention, no red flags. Members see the full report.

    Your business, or you closed with them?

  3. 3Title company, San Jose, CA4.8(17)GoogleInvestors (Confirmed: Works with investors; Verified from forums (18); Said by the business only)Assignments (Not confirmed: Allows assignments)Novations (Not confirmed: Closes novations)Wet double close (Confirmed: Wet double close; Verified from forums (2))Dry double close (Not confirmed: Dry double close)Creative finance (Confirmed: Creative finance (sub-to, land trusts, contracts for deed); Verified from forums (3))38/100 pts investor points
    Members see this closer's full profile
    • Name, address and click-to-call phone
    • Website, Google Maps, Yelp and BBB links
    • The sources behind every check: phone calls, RCI members, reviews, forum posts
    • Background check: reviews, complaints, forum mentions and red flags

    Get Access Now Member login

    How each check was verified

    • Works with investorsVerified from forums 18 sources · members onlySaid by the business only 1 source · members only
    • Allows assignmentsNo source yet.
    • Closes novationsNo source yet.
    • Wet double closeVerified from forums 2 sources · members only
    • Dry double closeNo source yet.
    • Creative finance (sub-to, land trusts, contracts for deed)Verified from forums 3 sources · members only

    Background-checked October 2026: 1 forum mention, no red flags. Members see the full report.

    Your business, or you closed with them?

Questions to ask a San Jose closer before you send a contract
  1. Will you close an assignment, and how does my assignment fee show on the settlement statement?
  2. Do you close novation deals, and do you have a novation agreement your attorneys approve?
  3. Wet double close, dry double close, or both? Which transactional lenders do you accept?
  4. How fast is a title commitment usually back, and who orders payoffs and lien searches?
  5. Where is earnest money held, and how fast is it receipted?
  6. Can sellers sign remotely (mobile notary or remote online notarization)?

Know a title company or attorney in San Jose that works with investors? Listed here and something's wrong? Tell us. Businesses do not pay to be listed.

Novation-friendly real estate agents in San Jose

Ranked by investor points (assignments 30, novations 20, investors / double closes / creative finance 10 each, listings 10). 6 agents · 0 confirmed for novation listings

Confirmed Only the business says so No Not confirmed · Verified by: phone call RCI member company reviews forums · Tap a row for the sources.

  1. 1, San Jose, CANo reviews yetInvestors (Confirmed: Works with investors; Verified from forums (1); Said by the business only)Novations (Not confirmed: Lists novation deals)As-is listings (Confirmed: Lists as-is / wholetail; Verified from forums (1))22/60 pts investor points
    Members see this agent's full profile
    • Name, address and click-to-call phone
    • Website, Google Maps, Yelp and BBB links
    • The sources behind every check: phone calls, RCI members, reviews, forum posts
    • Background check: reviews, complaints, forum mentions and red flags

    Get Access Now Member login

    How each check was verified

    • Works with investorsVerified from forums 1 source · members onlySaid by the business only 1 source · members only
    • Lists novation dealsNo source yet.
    • Lists as-is / wholetailVerified from forums 1 source · members only

    Your business, or you closed with them?

  2. 2Real estate agent, Campbell, CA5.0(418)GoogleInvestors (Not confirmed: Works with investors)Novations (Not confirmed: Lists novation deals)As-is listings (Not confirmed: Lists as-is / wholetail)Not verified for investors yet6/60 pts investor points
    Members see this agent's full profile
    • Name, address and click-to-call phone
    • Website, Google Maps, Yelp and BBB links
    • The sources behind every check: phone calls, RCI members, reviews, forum posts
    • Background check: reviews, complaints, forum mentions and red flags

    Get Access Now Member login

    How each check was verified

    • Works with investorsNo source yet.
    • Lists novation dealsNo source yet.
    • Lists as-is / wholetailNo source yet.

    Your business, or you closed with them?

  3. 3Real estate agent, Los Gatos, CA5.0(316)GoogleInvestors (Not confirmed: Works with investors)Novations (Not confirmed: Lists novation deals)As-is listings (Not confirmed: Lists as-is / wholetail)Not verified for investors yet6/60 pts investor points
    Members see this agent's full profile
    • Name, address and click-to-call phone
    • Website, Google Maps, Yelp and BBB links
    • The sources behind every check: phone calls, RCI members, reviews, forum posts
    • Background check: reviews, complaints, forum mentions and red flags

    Get Access Now Member login

    How each check was verified

    • Works with investorsNo source yet.
    • Lists novation dealsNo source yet.
    • Lists as-is / wholetailNo source yet.

    Your business, or you closed with them?

  4. 4Real estate agent, San Jose, CA5.0(245)GoogleInvestors (Not confirmed: Works with investors)Novations (Not confirmed: Lists novation deals)As-is listings (Not confirmed: Lists as-is / wholetail)Not verified for investors yet6/60 pts investor points
    Members see this agent's full profile
    • Name, address and click-to-call phone
    • Website, Google Maps, Yelp and BBB links
    • The sources behind every check: phone calls, RCI members, reviews, forum posts
    • Background check: reviews, complaints, forum mentions and red flags

    Get Access Now Member login

    How each check was verified

    • Works with investorsNo source yet.
    • Lists novation dealsNo source yet.
    • Lists as-is / wholetailNo source yet.

    Your business, or you closed with them?

  5. 5Real estate agent, San Jose, CA5.0(133)GoogleInvestors (Not confirmed: Works with investors)Novations (Not confirmed: Lists novation deals)As-is listings (Not confirmed: Lists as-is / wholetail)Not verified for investors yet6/60 pts investor points
    Members see this agent's full profile
    • Name, address and click-to-call phone
    • Website, Google Maps, Yelp and BBB links
    • The sources behind every check: phone calls, RCI members, reviews, forum posts
    • Background check: reviews, complaints, forum mentions and red flags

    Get Access Now Member login

    How each check was verified

    • Works with investorsNo source yet.
    • Lists novation dealsNo source yet.
    • Lists as-is / wholetailNo source yet.

    Your business, or you closed with them?

  6. 6Real estate agent, Cupertino, CA4.8(103)GoogleInvestors (Not confirmed: Works with investors)Novations (Not confirmed: Lists novation deals)As-is listings (Not confirmed: Lists as-is / wholetail)Not verified for investors yet6/60 pts investor points
    Members see this agent's full profile
    • Name, address and click-to-call phone
    • Website, Google Maps, Yelp and BBB links
    • The sources behind every check: phone calls, RCI members, reviews, forum posts
    • Background check: reviews, complaints, forum mentions and red flags

    Get Access Now Member login

    How each check was verified

    • Works with investorsNo source yet.
    • Lists novation dealsNo source yet.
    • Lists as-is / wholetailNo source yet.

    Your business, or you closed with them?

Questions to ask an agent before a novation listing
  1. Have you listed a property under a novation agreement? Which brokerage, and how did it close?
  2. Does your broker allow novation listings, and who signs the listing agreement?
  3. How do you price and photograph as-is properties, and what are typical days on market in San Jose?
  4. Commission or flat fee for investor listings, and who pays it at closing?
  5. Which title company or attorney do you use for novation closings?

Know a novation-friendly agent in San Jose that works with investors? Listed here and something's wrong? Tell us. Businesses do not pay to be listed.

Agents who work with flippers in San Jose

We're still matching San Jose's recent investor purchases to the agents who list and sell them. Check back soon.

Wholesaling in San Jose: common questions

Is San Jose, CA a good place to wholesale real estate?

Yes. San Jose is a A-Tier market (strong market) in the REI Cash Index for October 2026, scored on population, cash sales, days on market, months of inventory and average sale price. Its strength: homes sell fast. Listings average 20 days on market — buyers in San Jose make decisions quickly, so a good contract moves. The catch: expensive market. At $1.35M on average, fewer buyers pay cash, earnest money is larger and a deal needs a bigger spread to work.

How long do houses take to sell in San Jose?

Homes in San Jose average 20 days on market before going pending (October 2026). Under 15 days means buyers are hungry; over 45 days means too much supply and buyers asking for lower prices. San Jose is a steady market.

What is the average home price in San Jose?

The average home sale price in San Jose is $1.35M (October 2026). That is above the investor sweet spot, so fewer buyers pay cash and deals need a bigger spread.

Are there cash buyers in San Jose?

San Jose has a deep cash-buyer pool based on 12 months of cash home sales tracked by REI Cash Index. That means investors are actively closing here, so you can line up end buyers for assignments. Members see the exact cash sale count, cash market value and rank.

Is wholesaling real estate legal in California?

Yes. California has no wholesaling-specific statute in REI Cash Index's October 2026 review; general contract and real estate licensing law still applies. This is a summary, not legal advice; confirm with a local real estate attorney.

Do I need a title company or an attorney to close a wholesale deal in San Jose?

California is a title company state, which works in a wholesaler's favor: closings usually run through a title company (escrow), and a wholesaler-friendly title company closes assignments and double closes faster and with less back-and-forth than an attorney. REI Cash Index lists 3 wholesaler-friendly title companies & attorneys in San Jose, ranked by investor points.

Can you do a novation in San Jose?

Yes. A novation lists the seller's house on the MLS and you sell it as-is or after light work, so you need a novation-friendly agent and a market where listings move. At 20 days on market, San Jose is a steady market. REI Cash Index lists 6 novation-friendly agents in San Jose.

REI CASH INDEX

Is San Jose your next market — or a trap?

Cash sales, days on market and months of inventory for 2,500+ U.S. cities, ranked for wholesalers and refreshed monthly.

Get Access Now

More California markets

Los Angeles, CASan Diego, CASan Francisco, CAFresno, CASacramento, CALong Beach, CAOakland, CABakersfield, CAAnaheim, CAStockton, CARiverside, CASanta Ana, CA

Similar-size cities

Philadelphia, PASan Antonio, TXDallas, TXAustin, TXJacksonville, FLFort Worth, TXColumbus, OH

Market data is compiled monthly from public listing data (Zillow) and county cash-sale records. Grades and strategies come from REI Cash Index rules on that data. State rules are a summary from October 2026, not legal advice — confirm with a local real estate attorney.

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What do they do for investors?
Works with investors
Allows assignments
Closes novations
Wet double close
Dry double close
Creative finance (sub-to, land trusts, contracts for deed)
What do they do for investors?
Works with investors
Lists novation deals
Lists as-is / wholetail
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