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The Real Estate Wholesale Deal Room

The Real Estate Wholesale Deal Room is a high-level real estate investing podcast built for individuals who want to learn how to become real estate wholesalers, grow a profitable wholesaling business, and master the process of finding, structuring, and closing off market real estate deals.

Hosted by Ebonie Beaco, Mortgage Strategist with over 25 years of experience in real estate and financing, this podcast is designed to teach you everything you need to know about real estate wholesaling from the ground up to advanced deal execution.

Inside The Real Estate Wholesale Deal Room, you will learn how to become a real estate wholesaler step by step. We break down how to find motivated sellers, identify distressed properties, and source off market deals using proven marketing strategies such as direct mail, cold calling, text campaigns, and driving for dollars. You will learn how to build a strong cash buyers list, understand investor criteria, and connect deals with the right buyers for maximum profit.

Each episode walks you through how to analyze a deal using ARV, repair cost estimates, and profit margins. You will learn how to structure assignment contracts, understand double closings, negotiate with sellers, and confidently move deals from contract to closing. We go deeper into the real side of wholesaling that most people do not talk about. Learn the tricks of real estate wholesaling including how to control deals with little to no money, how to structure deals creatively, how to overcome seller objections, how to lock up deals properly, and how to avoid common mistakes that cause deals to fall apart.

This podcast is also focused on helping you grow and scale your real estate wholesaling business. You will learn how to build systems, automate lead generation, create consistent deal flow, hire acquisition and disposition managers, and expand your business into multiple markets. Whether you are closing your first deal or scaling to multiple deals per month, this podcast gives you the blueprint.

We also connect wholesaling to long term wealth building. Learn how to transition from wholesaling into owning rental properties, fix and flip projects, and building a real estate portfolio using strategies like BRRRR. Discover how to use financing tools such as HELOC, cash out refinance, DSCR loans, non QM lending, jumbo loans, and investor financing to turn short term deals into long term assets.

If you are serious about real estate investing, building a wholesale business, generating consistent leads, and closing profitable deals, this is where you need to be.

This podcast also connects you with additional resources across the network including The Real Estate Deal Room, The Fast Flip Podcast, and Home Loans Network Mortgage News and Tips, where you can continue learning about market trends, financing strategies, and real estate investment opportunities.

For deeper insights, tools, and real estate deal analysis resources, visit
www.REIInvest.Info

Welcome to The Real Estate Wholesale Deal Room where you do not just learn wholesaling, you learn how to build a real estate business.

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The Real Estate Wholesale Deal Room

Wholesaling Real Estate In Your State Without a License? Here’s the REAL Answer

April 09, 2026 • Ebonie Beaco - Home Loans Network • Season 1 • Episode 5

0:00 | 6:30

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Want to know is wholesaling real estate legal and how to do it the right way without risking your deals or your business?

In this episode of The Real Estate Wholesale Deal Room, we break down the legal side of real estate wholesaling, what beginners get wrong, and how real estate investors, wholesalers, and realtors can stay compliant while building real deal flow.

Learn how wholesaling real estate works legally, the difference between assignment of contract and acting as an agent, and the most common wholesaling mistakes that can cost you money, credibility, and opportunities.

If you are searching for:

how to wholesale real estate legally
is wholesaling real estate illegal
do you need a license to wholesale real estate
real estate wholesaling laws by state
how to start wholesaling real estate step by step

This episode gives you the clarity you need to move with confidence and build a real wholesaling business.

💡 As a real estate wholesaler, one of your biggest advantages is lead generation and online presence. That is where this tool comes in:

👉 https://carrot.com/?fpr=2775&fp_sid=assignor

Carrot helps you build high-converting real estate investor websites, capture motivated seller leads, and create a consistent pipeline of deals without relying only on cold calling or texting. If you are serious about scaling your wholesaling business, having a strong online lead system is a game changer.

🎯 Do not risk doing it wrong. Learn how to wholesale real estate the right way and position yourself for long term success.

👉 Apply now: https://www.homeloansnetwork.com/apply

👉 Book a strategy call: https://calendly.com/homeloansnetwork

Subscribe to The Real Estate Wholesale Deal Room for more real estate investing strategies, wholesaling tips, deal structure breakdowns, and investor financing insights.

Contact Ebonie Beaco (NMLS ID: 2389954)
📞 Direct: 312-392-0664
Website: www.HomeLoansNetwork.com

And don’t forget—join me LIVE every Wednesday at 7pm CST on YouTube @HomeLoansNetwork for Wine Down Wednesdays to get real-time mortgage and real estate tips, ask questions, and stay ahead of the market.

Let’s get you approved and ready to buy with confidence.

The Real Estate Wholesale Deal Room Powered By Home Loans Network, we are always looking to partner with realtors, insurance agents, builders, developers, and real estate attorneys to interview and feature on the podcast. If you're a professional who wants to share your expertise, we’d love to collaborate with you. BOOK HERE

And to our listeners — your questions matter. We want to hear from you, feature your questions, and answer them on future episodes. Don’t hesitate to reach out and let us know what you’d like to learn more about!

📞 Call or Text: 312-392-0664
🌐 www.HomeLoansNetwork.com

👩‍💼 Ebonie Beaco – NMLS #2389954
🏢 Home Loans Network (NMLS #320841)

SPEAKER_00 0:01

Welcome to the real estate wholesaling deal room with Abadie Vico, your mortgage strategist, loan officer, real estate investor, and overall I am a flipper also, but I'm also a mentor that currently have over 14,000 verifiable students nationwide and actually out the country too. So with that being said, this particular episode or just podcast as a whole is about wholesaling, how to become that bona fide bomb ass real estate wholesaler. Well, you are in the right place. But this particular episode I am going to be talking about is wholesaling real estate legal, right? If you are a real estate investor, this episode is definitely for you. If you are a wholesaler, this absolutely is for you. But guess what? If you are a realtor and you're trying to understand um real estate investing as a whole, or you get these contracts and you see and/or signees and you like WTF, this is absolutely for you. Yes, yes, yes, yes. Wholesaling real estate, it is actually legal. Not illegal, it is actually legal. Real estate wholesaling is legal in many states, but it is not unregulated. So the key thing here is for you to understand that wholesaling itself is legal. How you determine it and make it legal is by being compliant. So the general rule is wholesaling is legal when you are putting a property under contract as a buyer, right? You're going to be a buyer. Then you're assigning your contractual rights to another buyer, usually an investor, which is your end buyer, and being transparent about your role in the transaction. You are selling your interest in the contract, not the property itself. When it can actually become illegal is wholesaling if you're acting like a real estate agent without a license. If you are trying to market or sell a property you do not own or have the rights to, that is why it's important to market yourself as a wholesaler, but at the same time, go ahead and build your real estate investors list. If you fail to disclose that you are assigning the contract, that is why it's important for your contract to say Abity, B co and or assign Ease. Misrepresenting your role in the transaction, you need to be honest with your realtor and let them know, hey, you know, I'm a wholesaler. Some realtors are not gonna go for you being a wholesaler. So this is gonna be a case whereas I'm interested in this contract. You know, I do have partners. I just got to, you know, do my seven uh 714 due diligence um time that I'm obligated to get based upon how we've written a contract and got it accepted. That's gonna give you time to verify with your business partners, your joint venture partners. Well, your partners are the assignees, and that's why I say and or assignees, and then I give you the opportunity to turn around and have that contract assigned over to them once you figured out who's gonna go ahead and do that contract and buy it from you. Now, in some states, they have stricter rules, especially when it comes to how many deals that you can actually do without a license, whether you can even market the deal publicly, and disclosure requirements. But what most people don't realize is there's no one-size fit-all rule. Every state has its own laws. Some are now more flexible than others, some are more regulated than others. So this is why it's very serious for wholesalers to understand their state laws. If you ever have any questions in regards to the state laws, send me a message and I can tell you what state the rules and regulations are for your particular state and how wholesaling can be done. You need to use the proper contracts, work with title companies as well as good attorneys. You need to be honest and just overall stay transparent on every single deal. Now you want to definitely go ahead and make sure you stay safe and compliant so you do not go to jail and get a fine or anything like that, and honestly, make money, but just build your name up and build your reputation up out there. Because wholesaling truly is a community. It's a community of real estate investors, it's a community of uh realtors, it's a community of other wholesalers. If you're good at what you do, you will have other wholesalers allowing you to help them sell one of their contracts. Remember, I don't say sell one of their properties, sell one of their listings, sell one of their contracts. Okay. Now, with that being said, you need to basically uh make sure that if you want to stay compliant, you always be the buyer on the contract. You are the buyer on a contract with the and or assignees because you have the right to assign your contract to um and buyer to your quote unquote partner. That's why it's the signees. You're the assignor assigning the contract to one of the assignees, which is your quote unquote partner, okay? Now, you only want to market the contract that you have an interest in. So don't be trying to market other properties out there that you have absolutely nothing to do with. Market the contract of the property. Be clear that you are assigning the deal. Somebody like me who's very knowledgeable. Wholesaling real estate is legal, but it must be done correctly and within your state's guidelines. The difference between legal and illegal wholesaling usually just comes down to the transparency, the structure, and the compliance. So, with that being said, I am Ebony Vico, and I am your mortgage strategist.