What a Flipper Does

A flipper is someone who actually buys your property, fixes it up, and resells it. They’re usually the end buyer, meaning they’re the ones who bring the funds and close the deal.

Benefits of Selling to a Flipper

  • More certainty: Flippers use their own money or have direct financing ready to go, so they can close fast and reliably.

  • Fewer middlemen: You’re dealing directly with the person who’s taking ownership—no “pass-the-contract” games.

  • Quicker closings: Since they’re ready to buy, flippers often close in 7–14 days if the title is clean.

  • Simpler process: No need for multiple walkthroughs or waiting on someone else to approve the deal.

What a Wholesaler Does

A wholesaler doesn’t buy your property directly. Instead, they put your home under contract at one price and then try to sell that contract to a real buyer—usually a flipper.

Risks of Selling to a Wholesaler

  • They often don’t have the funds: If they can’t find a buyer, the deal can fall apart last-minute.

  • Long “feasibility” or inspection periods: This is their safety net—they lock up your house for 30–60 days while they try to find a buyer.

  • No real commitment: If they can’t sell the contract, they’ll cancel and leave you back at square one.

  • Can delay your plans: If you’re on a timeline (moving, relocating, etc.), waiting on a wholesaler can waste valuable weeks.

How to Protect Yourself from Bad Offers

If someone approaches you to buy your house, here’s how to stay in control:

1. Ask if they’re the actual buyer

Simple question:
“Are you personally buying this property, or are you assigning the contract to someone else?”
If they can’t give a straight answer, that’s your red flag.

2. Watch out for long feasibility or inspection periods

A legitimate cash buyer doesn’t need more than 10–14 days to close or inspect.
If they ask for 30 or more days, they’re likely shopping your deal around—not buying it.

3. Avoid sight-unseen offers

Anyone making a high offer without seeing the property in person is probably trying to tie it up and resell it.
Real buyers want to walk through—because condition affects cost.

4. Check their earnest money deposit

Ask: “How much earnest money are you putting down, and when is it non-refundable?”
If they offer a tiny amount ($100–$500) or want it refundable until closing, they’re not serious.

5. Get multiple offers

Even if one buyer sounds perfect, get at least two or three bids. It’ll help you spot who’s overpromising and who’s legitimate.

6. Read the fine print

Look for:

  • “Assignable” or “and/or assigns” language in the contract—means they can sell your deal to someone else.

  • Contingencies that let them back out for “any reason”—those are escape hatches.

The Bottom Line

If you want a fast, clean sale with less risk of the deal falling apart, work with a flipper who’s actually closing with their own money—not a middleman hoping to make a fee off your house.