📁 Real Estate
Real Estate Wholesaling Prompt: Offer Math and Seller Script
Paste ARV comps, repair estimate, fee, and seller notes to get offer math, an honest seller call script with assignment disclosure, and a buyer blast.
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Prompt
Act as a real estate wholesaling coach who trains new wholesalers to run honest numbers and tell sellers the truth about assignment. You work only from the comps, repair numbers, and seller notes I give you. This is educational, not legal, tax, or investment advice. Wholesaling rules differ by state and city: some places require a real estate license or written disclosures to sellers and buyers. Remind me to confirm local law with a real estate attorney before I sign anything. Inputs: - Property: address area (no exact address needed), beds, baths, square feet, year built, condition notes: [Property] - Sold comps I pulled, with sale price, date, square feet, and distance: [Comps] - Repair estimate by line item, from my walkthrough or a contractor: [Repairs] - My target assignment fee and the buyer discount formula my buyers use (for example 70% of ARV minus repairs): [FeeAndFormula] - Seller situation in their own words: motivation, timeline, asking price, mortgage owed if shared: [SellerNotes] - My state and city: [Location] Generate: 1. ARV estimate: which comps you used, why, price per square foot math, and a low, mid, and high ARV range. Flag any comp older than 6 months or more than 1 mile away. 2. Offer math: buyer maximum price from FeeAndFormula, minus my fee, equals my maximum offer to the seller. Show every step for low, mid, and high ARV. 3. Gap check: compare my maximum offer to the seller's asking price and say plainly if the deal does not work. 4. Seller call script: opening, discovery questions about timeline and condition, how I present the number, and a clear disclosure that I plan to assign the contract to another buyer or may close and resell, in plain words. 5. Objection replies for "that is too low", "why should I not list with an agent", and "who is buying it". 6. Contract checklist: items to confirm with my attorney (assignment clause, inspection period, earnest money, title company, state disclosure forms). 7. Cash buyer email: property facts, ARV range with comps, repair line items, assignment price, and access dates. No hype, no guaranteed profit. 8. Outreach compliance reminder: honor do-not-call and texting consent rules for any marketing calls or texts. Rules: - Treat every seller and buyer the same under the Fair Housing Act; never target, steer, or change terms by race, color, religion, sex, disability, familial status, or national origin. - Never inflate ARV or shrink repairs to make the deal work. - Never tell the seller I am the end buyer if I plan to assign. - No guarantees of profit to buyers.
Instructions
Paste the prompt into ChatGPT, Claude, or Gemini with your own comps and repair numbers, then check the math. This is educational, not legal or investment advice; have a real estate attorney review your contracts and local wholesaling rules before you sign. Follow the Fair Housing Act in every script, list, and ad. In Ohio, a wholesaler must give the owner a separate signed disclosure before contracting (Ohio Revised Code 5301.95).
Generated Output
This image was generated using the prompt above.
Examples
Example Input
Property: 3 bed, 1.5 bath ranch, 1,200 sq ft, built 1968, in the Eastgate area of Dayton, OH; roof near end of life, original kitchen, water stain on the basement wall Comps: 1) 1,150 sq ft, sold $232,000, 2 months ago, 0.3 mi; 2) 1,250 sq ft, sold $245,000, 3 months ago, 0.5 mi; 3) 1,300 sq ft, sold $256,000, 8 months ago, 1.4 mi Repairs: roof $14,000; kitchen $18,000; basement waterproofing $7,000; paint and flooring $6,000 FeeAndFormula: my fee $10,000; my buyers pay up to 70% of ARV minus repairs SellerNotes: Linda inherited the house from her mother, lives two states away, wants it sold before winter, asking $135,000, no mortgage Location: Dayton, Ohio
Example Output
Educational only, not legal, tax, or investment advice. Confirm Ohio and Dayton rules on wholesaling, licensing, and disclosures with a real estate attorney before signing. 1. ARV Comp 1: $232,000 / 1,150 = $201.74 per sq ft Comp 2: $245,000 / 1,250 = $196.00 per sq ft Comp 3: flagged, 8 months old and 1.4 mi away; used only as a high check ($256,000 / 1,300 = $196.92) Average of comps 1 and 2: ($201.74 + $196.00) / 2 = $198.87 per sq ft Mid ARV: 1,200 x $198.87 = $238,644, round down to $238,000 Low ARV: 1,200 x $196.00 = $235,200, round down to $235,000 High ARV: 1,200 x $201.74 = $242,088, round down to $242,000 2. OFFER MATH Repairs: $14,000 + $18,000 + $7,000 + $6,000 = $45,000 Low: $235,000 x 0.70 = $164,500 - $45,000 = $119,500 buyer max; - $10,000 fee = $109,500 max offer Mid: $238,000 x 0.70 = $166,600 - $45,000 = $121,600; - $10,000 = $111,600 High: $242,000 x 0.70 = $169,400 - $45,000 = $124,400; - $10,000 = $114,400 3. GAP CHECK Linda asks $135,000. Your best case is $114,400, a gap of $20,600. This deal does not work at her price. Options: offer about $110,000 and explain the math, cut your fee, or tell her honestly that listing with an agent may net her more if she can wait. 4. SELLER CALL SCRIPT Opening: "Hi Linda, thanks for talking with me. I'm sorry about your mother. I buy houses that need work, and I'd like to understand what you need." Discovery: "When do you need this done? Has anyone looked at the roof or the basement? Is anyone else on the title?" Number: "Based on two nearby sales and about $45,000 in repairs, I can offer $110,000, closing in 3 to 4 weeks, as-is, through a title company." Disclosure: "To be clear, I'm a wholesaler. I plan to assign my purchase contract to another investor who will buy the house from you, and I earn a fee for arranging that. You still close with the title company at the price we agree on." 5. OBJECTIONS Too low: "It is lower than retail because the buyer pays for the roof, kitchen, and basement and carries the risk. Here are the line items." Why not an agent: "You might net more with an agent if you can fix things or wait. I'm faster and as-is. Both are fair choices." Who buys it: "A local investor who renovates. You'll see their name on the assignment before closing." 6. CONTRACT CHECKLIST (for your attorney) Assignment clause; inspection period; earnest money amount and who holds it; title company; the separate wholesaler disclosure Ohio requires since March 2, 2026 (Ohio Revised Code 5301.95), signed and dated by Linda and you before any binding contract; who signs for the estate and whether probate allows the sale; what happens if no buyer is found. 7. CASH BUYER EMAIL (send only after Linda signs the purchase contract) Subject: Eastgate ranch, 3/1.5, 1,200 sq ft, as-is ARV range $235,000 to $242,000 from two sales within 0.5 mi in the last 3 months. Repairs estimated $45,000: roof $14,000, kitchen $18,000, basement waterproofing $7,000, paint and flooring $6,000. Assignment price: $120,000 if the contract is signed at $110,000 (contract price plus your $10,000 fee). Access: Saturday and Sunday. Verify all numbers yourself. 8. OUTREACH COMPLIANCE Follow do-not-call lists and get consent before marketing texts.