How To Write Offers That Get Accepted

REtipster provides real estate guidance — not legal advice.

The information in this article can be impacted by regional legislation and other unique variables. For the real deal, always consult with a qualified legal professional before taking action.

Probably the most important tool I have in my offer-making arsenal consists of three pages:

  1. Cover Letter (1 page)
  2. Purchase Contract (1 page)
  3. Follow Up Letter (1 page)

Why have these three documents been so important? It’s pretty simple.

Simplicity Is King

When I’m dealing directly with the owner of a property, it is imperative to be concise, succinct, and to-the-point about what I’m proposing to them.

The reality is that 99% of the people you’ll be making offers to are not real estate professionals. They aren’t trained to scrutinize a contract and understand the ins and outs of the “legalese” in painstaking detail. The average boilerplate contract can be very confusing and complicated.  If you’ve ever wondered why some lawyers are able to charge $500+ an hour to interpret these documents for the average person… it’s because they’re overly complicated to begin with.

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For example, take a look at this page below and tell me what comes to mind:


When I see a document like this (along with the 23 pages behind it), my mind starts shutting down.

It’s overwhelming, it’s intimidating, and especially if you aren’t familiar with the contract (I suspect 99.99% of the population fits into this category)… who knows what mysterious, complicated, or even threatening clauses could be buried in here??

Clarity and Simplicity Matter – A Lot!

I remember one specific instance years ago (before I got wise to this issue) when I literally lost a deal because my purchase agreement was too confusing.

The seller had already verbally agreement to my offer price on the phone, but when they saw my LONG purchase contract with all kinds of added buyer protections included in it (most of which weren’t even necessary), the seller got spooked, backed out of the deal and sold it to someone else!

All of this could have been avoided if I’d used the template I’m about to show you.

Explain It So A Child Can Understand

These days, I make every effort to communicate my offers in a simple, seamless, idiot-proof manner (think middle school reading level).

After making hundreds of offers to people over the years, I’ve learned that if a property owner doesn’t understand my intentions, it will make them uncomfortable.

To avoid exposing their own incompetence – many of them will just walk away and look for someone else who is going to make the process easier. This is an area where many real estate investors miss out on opportunities.

When a seller sees page after page of mind-numbing legal jargon, they will get confused, and a confused mind says “No”.

This is an opportunity for YOU to jump in and seize these deals, and I’ll show you how to do make your offers simple, easy to understand, and easy for people to say “Yes!”

Cover Letter

It all starts with making a good first impression.

A cover letter (Page 1 of 3) is a vital component of your “offer package” because it explains all of the pertinent details of your proposal in terms that anybody with an 8th-grade education should be able to understand.

A good cover letter should give a high-level overview of why the offer is being sent, what costs are involved, and why the recipient should seriously consider accepting the offer. This is a nice way of holding their hand and gently nudging them in the direction of saying “Yes” to your proposal.

(Note: This example below doesn’t contain the exact verbiage of my Cover Letter, but if you want more information on the specific words that I use, you can get my word-for-word template at the bottom of this blog post)

Cover Letter1

A simple, one-page cover letter is crucial to explaining all the basic details of your offer. It will help the average person see past any confusion they might have – regardless of what your purchase contract looks like.

RELATED: How Much Should You Offer For That Property?

Purchase Contract

In my days as a banker, I’ve seen Purchase Contracts in excess of 50 pages (I’m not kidding). Depending on the complexity of the deal, which attorneys are involved, and several other factors – a purchase agreement can be a ridiculously complicated document. This may make sense for a multi-million dollar commercial real estate transaction… but the truth is, that’s almost never what I’m dealing with.

In most cases, I’m going after some pretty modest deals and my offers are going to include terms that are very simple:

  • There is no financing involved.
  • It’s a cash sale.
  • I am buying the property AS-IS (accepting any/all pre-existing issues)
  • The property owner has anywhere from 1 – 10 days to accept the offer.
  • The deal needs to be closed within 30 days (in most cases).
  • I am allowed to back out of the transaction at any time if the seller fails to disclose something to me.

That’s pretty much it.

So what does this kind of contract look like? Here’s a basic outline (note: you can get a copy of my actual contract at the bottom of this blog post):

Purchase Contract4

If you’re making offers that are this basic, you don’t need to include paragraph after paragraph of legal “fluff” that has nothing to do with your offer.

A 1-Page Contract is Significantly Less Intimidating for the Recipient.

File Stack and Magnifying GlassThink about it – what goes through your mind when you start thumbing through a 12-page contract vs. a 1-page contract? Which one causes you to ask more questions? Which one causes your subconscious defense mechanisms to kick in? Which one causes your mind to go numb with confusion?

When I designed my contract, I wanted to include ONLY the most essential items that actually mattered in the real estate transaction. My goal was to keep out the bulk of the confusing terminology because it only served to cloud the minds of my average recipient.

If you’ve ever looked through one of these “standard” purchase agreements, you may have noticed that most of the language is completely inapplicable to your specific offer.

Why? Because the whole point of these “standard” contracts is to include as much boilerplate language as possible – so that the contract will apply to as many different kinds of deals as possible. Of course, this is great for real estate agents (because they don’t need to re-create the wheel with every deal they close), but it usually doesn’t serve your purposes very well – especially when you’re trying to steer clear of confusion and keep your offer as simple as possible.

RELATED: How to Avoid the Guilt Trip When Sending Low Offers

What About Wholesaling? Is This Contract “Assignable”?


I was sure to include section “9. Assignment” in this contract, which contains the necessary language to make this purchase contract fully assignable. This means I have the ability to use it for wholesaling if/when I need to (aka – selling the contract to a third-party buyer without ever taking ownership of the property myself). It’s a nice feature to have and I’ve been able to use it on several occasions by assigning this type of contract to other investors when I don’t want the hassle or liability of owning it myself.

Follow Up Letter

If, for some reason, the seller doesn’t respond to my written offer (either they get cold feet, or they somehow didn’t receive my original purchase agreement), the “Follow Up Letter” is my last attempt at catching some of those sellers who may be on the fence about selling their property to me.

If you’re making offers the way I am, there are inevitably going to be some purchase agreements that just don’t get accepted. Finding amazing deals is a numbers game, so when people don’t respond (or respond negatively) – rather than just ignoring them and moving on, a simple letter like this allows me to keep the doors of communication open with the property owner.

This is our last chance to figure out why the seller didn’t accept the initial offer and whether there is any chance we can come together and agree on a mutually acceptable sale price.

Here’s an example of how you could put this kind of letter together (note: if you want a copy of my exact follow-up letter, it comes along with the Contract Package at the bottom of this blog post):

Follow Up Letter

In my experience, this letter has resulted in deals getting closed about 20% of the time (when the discussion would have otherwise just been finished).

It’s not always effective, and it’s not always worth doing (e.g. – if there’s a deal you made an offer on, but you aren’t necessarily crazy about in the first place), but if you really want to chase down a property owner on a great potential opportunity, it’s usually worth the extra effort to follow-up with people. You just never know when this kind of extra communication will motivate a person to keep their mind open about accepting your offer.

RELATED: The Only 3 Things You Need To Make An Offer (It’s Easier Than You Think!)

ProTip: Use Electronic Signatures

Another helpful tool that can be used to eliminate obstacles and make it even easier for sellers to say “Yes” is a service called DocuSign (affiliate link).

If you establish a line of communication with the other party via email, you could easily take the language from the Offer Cover Letter, put it in the body of your email message, and then send the purchase contract via DocuSign. This video explains how it works…

Affiliate Disclaimer: The link above is an affiliate link and at no additional cost to you, I will earn a commission if you decide to purchase this particular tool/service. I recommend this resource because it is helpful and useful, not because of the small commission I make if you decide to buy it. Please do not spend your money on this unless you feel it will help you achieve your goals.

As you can see, the examples above are meant to show you the format of my letters and contract, but not the exact wording. I do this for a couple of reasons:

1. You may very well be a better writer than me and I don’t want to imply that my letters are the most persuasive pieces ever written. I’ve had a lot of success with them, but there are all kinds of directions you can go when composing this kind of written communication, so don’t be afraid to get creative and test some of your own writing out (and if you start getting a higher rate of acceptance – let me know, will ya?!)

2. I’m not an attorney and this post shouldn’t be construed as legal advice. I paid one of my local attorneys to create the contract that I use and in my experience, it has been widely accepted by closing agents all over the United States (probably because of how basic it is – without reference to any state-specific items).

A purchase contract doesn’t have to be wildly confusing. The terms of my offers are always very simple and as a result, my contract doesn’t need to include all the extra, pointless, legal boilerplate that doesn’t even apply to the projects I’m working on.

I’m willing to bet that if you work with your attorney to create a contract that is clean, concise and to-the-point, you might just find yourself with a few more acceptances that you’re accustomed to. It will probably cost at least a few hundred bucks, but if that’s what you need to do to take your offers to the next level, what are you waiting for?? We’re talking about a HUGE upside potential for more revenue here!

Want to Use My Letters and Contract?

Like I said before, if you want to take the information shown above and develop your own Cover Letter, Purchase Contract and Follow Up Letter – go for it!

It may cost a few hundred dollars and take some time to refine your documentation… but I have no doubt that you are fully capable of creating your own versions of these forms and taking your business to the next level. It’s not difficult, but it does take a bit of time and mental energy.

On the other hand, if you’d rather cut to the chase and get started using the exact templates I use – you are more than welcome to get immediate access to my versions of these documents below (note: this package also comes with a short video tutorial explaining all the technical details about how to fill out this contract correctly).

Whatever you decide to do – I appreciate you taking the time to check out this blog post and I wish you all the best as you continue to send out offers. Keep up the great work!

Note: When you sign up as a REtipster Email Subscriber, I’ll send you an instant $20 off “Discount Code” for this item, and if you enroll in the REtipster Club, you’ll get access to this item for FREE. There’s no pressure of course – just want to make sure you’re aware.

RELATED: YES! My Offer Was Accepted! Now What??

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About the author

Seth Williams is a land investor with hundreds of closed transactions and nearly a decade of experience in the commercial real estate banking industry. He is also the Founder of - a real estate investing blog that offers real-world guidance for part-time real estate investors.

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  1. Ben says:

    I’m about to make my first offer and found this post of extreme value. Can you send me the real letters you have used in the past? Thanks, and I’m thrilled to have found your blog!

    1. Seth Williams says:

      Thanks Ben, I’m glad you found this helpful. I’ll send you the letters & contract shortly.

  2. steve says:

    Hi Seth,
    I have recently enjoyed reading your post in BP and now your site. I noticed that you’re from GR. I am located in Mason County (Ludington). Thanks for the information given. I’m a relative new investor, but I plan on taking the next step to start sending out letters. I am still using the MLS and a RE agent. With some success. The last two projects that I have been apart of have been land contracts, there is a huge demand for them here. Do you have any suggestions for a person like myself to take my RE investing to the next level. I’m caught between, well I’m not sure where the heck I am. I guess I’m looking for guidance on developing a plan for my and my family to take. Do you have any suggestions? I just have recently looked up a REI meeting in Wyoming and plan on attending one in the future to see how that will go. Sorry to ramble on. Any advice is well taken and appreciated! Thanks and keep up the good work

    1. Seth Williams says:

      Hi Steve, thanks for checking out the blog! I’ll send you an email shortly with some thoughts on your situation.

  3. Kerry says:


    Great post as always! From my experience I totally agree that keeping everything simple for your sellers (buyers too) is paramount. Anytime your written or verbal correspondence is too complicated for the average person you risk losing the other party figuratively and literally. Spot on my friend!

    I would love to get a copy of your forms! Thanks in advance!


    1. Seth Williams says:

      Thanks for your feedback Kerry! I’m sending those letters & contracts to you now.

  4. Brian Wall says:

    Seth, Great post!
    Can you clear two things up for me?

    1) Something that I saw “missing” in your contract, or anywhere mentioned is a deposit/EMD. I understand that it is not needed, but how do you deal with semi-savvy sellers (and/or agents) that think you need to have a deposit.

    2) At what point do you send the offer. So, right now, I am sending out postcards, taking calls, then if it looks like a possible deal, I tell the caller I will research and call them back. Then, I call them back with a verbal offer. How does that compare to what you do?

    Thanks, Brian

    PS – I just signed up for Thanks for the great tip!

    1. Seth Williams says:

      Hi Brian,

      Both great questions. Surprisingly, I almost never encounter people who demand a deposit (usually if they’re willing to accept my low-ball offer, they’re not picky enough to put their foot down on this – or they don’t even realize it’s the norm). If I do come up against a seller or agent who is requiring one, I generally don’t have anything against it (unless it’s a really questionable deal to begin with). It’s important to understand that I deal with some VERY cheap properties, so people’s expectations tend to be slightly different than those who are trying to sell for full market value.

      Generally, I’m sending people an offer after we’ve had at least one basic discussion (via phone or email). Often times, they’ve already accepted my verbal offer and this contract is just making both of our intentions official. ALthough occasionally, this type of letter/contract will be my first actual “offer” to them (which is another totally fine way to approach it).

      Thanks for asking those questions Brian and good luck with AgentPro247! I think you’ll find it helpful.


      1. Brian says:

        Thanks Seth!

        BTW, can you send me the letter/offer templates?


        1. Seth Williams says:

          Sure thing Brian – coming right at ya…

  5. Jeremiah says:

    I’ve always been intimidated just by providing people with the complicated offer letters. I like how simple and straightforward you’ve made yours. Could I please get a copy? Thanks again for another great article!

    1. Seth Williams says:

      Thanks Jeremiah, I’m glad this resonated with you. I’ll send you these templates in the next few minutes.

  6. Oiluj Lopez says:

    Good post!

    Couldn’t have come at a better time! I just had a deal fall through with an owner who’s first language was not English. The contract may have killed it now that I think about it!

    I think your forms may be just what I need! Thanks Seth!

    1. Seth Williams says:

      Thanks for letting me know Oiluj. I’m sending you those forms right now!

  7. H Stern says:

    Wow, having just dealt with one of those monsters contracts, this is really an improvement, not only for buyers but also sellers.

    Did you get any negative feedback from any of the “conventional” real estate agents? Found that some didn’t like to accept offers/contracts that were not written on the local RE association form letter. Also, similar to Brian, I thought contracts were only valid (in MI) when something of importance was put down (EMD). After this rant, may I also ask for a copy?

    1. Seth Williams says:

      I hear you man. In most cases, if an agent has a gripe about my contract – I really don’t have a problem with using their form if it’s THAT important to them (and if it’s an important deal to me) because in those cases, the agent will usually handle the confusing parts for their client anyway.

      Regarding your second question, we’d have to get an opinion from an actual attorney about the validity of the contract – but based on my previous conversations, my understanding is that the contract is still valid without a deposit, but it offers significantly less security and assurance to the seller, e.g. – if I exercise my ability to pull out of the deal and walk away (which my contract allows me to do), the seller will be in a much less favorable position because they don’t have any EMD funds from me. That being said – most of the sellers I work with are still okay with this because they don’t have any other options (or they literally just don’t care).

      I hear what you’re saying and I understand the concern, but I’ve never had any issues with this (whatever that’s worth).

  8. Tyler says:

    There is so much valuable information on this website– aren’t you worried about a gradual increase in competition in your market?

    That said, I would be very grateful if I could get a hand on the letters/forms you use.

    Cheers from a poker player looking to get into vacant land investing part-time..


    1. Seth Williams says:

      Hi Tyler, thanks for your feedback! I’m not terribly worried about competition. I actually used to be when I first started this business (probably similar to what you’re thinking), but I’ve found that there is an OCEAN of opportunity out there and not many people who recognize it. Competition is really the least of my concerns at this point.

      I’ll send you the letters & contract shortly.

  9. John says:

    Great content, Seth. Can’t imagine the effort you put into this. I am grateful for your experience and your openness in sharing it. Would you please send me copies of the contract examples? Thanks.

    1. Seth Williams says:

      Thanks John! I just emailed those templates to you.

  10. Bill says:

    I really like your simple approach to dealing with sellers. They really just want to get this over with so by making it easy they will likely just follow your instructions.

    People who need to sell have the feeling that this might be their only offer. Using that psychology to your advantage and keeping things simple helps get deals closed.

    If you have a minute I would be interested in looking at your letters and contracts as well. Keep up the good work!


    1. Seth Williams says:

      Thanks Bill, I’m glad this making sense with you as well! Check your inbox, I just emailed you those letters and the contract.

  11. Chris says:

    Hi Seth, I followed you over here from Biggerpockets. Your content on this blog is outstanding. I keep looking forward to more. Thanks for this post and your offer of sending out the letters and contract that you use. I’d like to take a look if you don’t mind.

    1. Seth Williams says:

      Thanks for stopping in Chris! Check your email inbox for those templates.

  12. Dustin says:

    Hi Seth

    I listened to your BP podcast and came over to your blog. Everything that I have found on here has been very helpful. I’d like to see your offer letters if you don’t mind.



  13. Big Ben says:

    Hi Seth,

    Thanks for the great post! This makes a LOT of sense for me. I am a licensed agent and I typically use the REALTOR form, which is dense and confusing. I still can’t get the hang of using it after several times.

    Could you please email me your forms? I would really appreciate it.

    Thanks and keep up the good work!

    -Big Ben

    1. SARA MCKV says:

      This is all very interesting, but I found out the hard way that you really do need that Title Insurance for protection. I had private seller give me Warranty Deed with wrong parcel number, wrong residence address, and wrong legal description on it. They also filed the wrong information with the county. 10 months later I found out that the property that I actually bought was going to foreclosure because the property taxes had not been paid since 2011. I could have lost the home without every knowing that I owed taxes. The seller made good on the property taxes but this was almost a complete disaster. You can read my blog about it at (BAIT AND SWITCH–Flipping Formula Buying Summit).

      1. Seth Williams says:

        Hi Sara – thanks for sharing, that sounds like a true nightmare! This is why I always prefer to prepare the deed myself (I just don’t trust the typical seller to understand what they’re doing) – but even then, I don’t think title insurance is ever a “bad” idea, ever… it’s just a matter of knowing when the risk is high and/or when you don’t trust yourself enough to perform the closing correctly.

        Thanks again for your input!

  14. Steve says:

    Hi Seth:

    I signed up but see no discount code.

    How well do your suggestions apply to California?

    By the way, I am experienced investor and retired Broker. Have never seem anything that comes close to the content and method, both written and ora,l that you use to express your views. A job well done !!!!

    Will I receive a response to this message ?


    1. Seth Williams says:

      Hi Steve,

      Thanks for the comment – I appreciate the positive feedback! Sorry about the discount code issue, I’ll email it to you right now (stay tuned)…

  15. Lara A says:

    Hi Seth,

    I just stumbled across your blog and love it. I have listed to almost everything and read through several topics which i found all informative and very helpful. Do you ever do anything in Northern Virginia? I would be also interested in seeing your forms, offers and contracts template if that’s ok. I thank you in advance and appreciate what you do.

    Lara A.

    1. Seth Williams says:

      Hi Lara, thanks for checking out the blog – glad you’re liking it! All of the info you’re requesting is available right on the blog. Some of it’s free and some of it’s available for purchase. If you haven’t subscribed to my email list yet, sign up and you’ll get a lot of it free of charge.

      Hope that helps!

  16. R.Q. Hornbuckle says:

    Hae Seth, Very good, it really seems that your one of the good guys, or should I say a blessing.
    Would you please send me your cover letter,contract and follow up, Thanks.
    I’ll keep in touch.

  17. Erin W. says:


    Just want to thank you for this blog post it is very helpful on how to keep things simple, when it comes to contracts that is harder and harder to find. Can you please send me a copy of the letters that you use?


  18. Trevor says:

    Hi Seth, Go your contract and letter, Question: when I watched your you tube video about your Purchase and sales agreement, you mentioned, “if you’re using it for wholesaling,” which is what I would like to do, then you need to attach an, “assignment agreement.” Could you give me an idea of what an assignment agreement looks like.

  19. Trevor says:

    Hi Seth, got your contracts. Is there one you recommend for an “assignment agreement” if you are going to wholesale?

    1. Seth Williams says:

      Hi Trevor – sure thing, I’ll email you a copy of mine. Check your inbox!

  20. Julio says:

    Hi! Seth. I started reading your blog a few weeks ago. It is well presently and the content is priceless. Now, just this question: I notice that you have a few individual package available for sale like the wholesaling, the full tax list tutorial etc… with some discount coupons. Do you have everything in one package? I would not mind buying everything in one package. If not can you send me a page/list where all the individual packages are available. Thx

    1. Seth Williams says:

      Hi Julio, I actually do have what you’re looking for! It’s on this page, and it’s called “The Complete Package” (and the same discount code applies).

      Check it out and let me know if you have any questions. Thanks!

  21. Joe says:

    Hi Seth,

    Enjoyed reading your blog. Thanks so much for the information. It was truly invaluable to me. Seth, I would like to get in contact with the landowners who own propery beside me (6 owners surrounding my propery) and ask if they would sell their property and at what cost– can you please give me your opinion as to the best way to communicate with them (letter or phone or other?) as well as if you have a template for this that I have not seen. My goal is to try and purchase the six additional lots if possible. Also, it appears that 3 of the 6 parcels have a house on them. What is the best way to engage these homeowners? Thanks so much for your advice!

    1. Seth Williams says:

      Hey Joe – thanks for your comment, I’m so glad you’ve found the blog helpful!

      I’ve actually got a blog post that will answer most of your questions – you can check it out here:

      The only difference is that my goal was to sell my properties to the neighbors (rather than buying it) – nevertheless I think you’ll find this useful, as you really can use the exact same strategy to do what you have in mind.

      Best of luck to you!

  22. Britton says:

    Hi Seth –
    Are these same contracts used for vacant land purchasing as well? Or do you have another set of contracts for those?


    1. Seth Williams says:

      Hi Britton, yes – these are the same contracts used for vacant land. If that’s what you’re looking for, you just found it!

  23. Paul Vaught says:

    I am just starting as well with raw land. Would love to to get copies of those contract templates.

    Appreciate you,

  24. Theron says:

    Excellent post. I ordered the letters and contract from you.

    When you send your letter, are sending via email or physical mail? Also do you sign the contract, or leave that portion blank?

    Also, I am working on some tax lien marketing. Thanks for the ideas. Your postcard templates have been helpful as well.

    1. Seth Williams says:

      Hi Theron, thanks for the support!

      I’ve done it both ways (mail and email), it just depends on what I feel would be easiest for the seller. If they’ve shown any proficiency with email, I’ll send it to them via email. Otherwise, I’ll do it through the mail (or I might even ask them which way they prefer, and do it that way).

      And yes, I almost always sign my portion before I send it (just so they know I’m serious and I’m ready to move forward whenever they are).

      So glad you’ve found all this stuff helpful!

  25. Michael says:


    thank you for your posts, i am learning so much. I’m 23 years old & I’m really excited about getting started in wholesaling properties. I’m incredibly low on funds (main reason that wholesaling seems to be GOD SENT) and I was wondering if you’d be kind enough to email me your letter & contract templates that I can use.

    Thank you for everything!!

  26. Bryan Lawrence Vagts says:

    Good Stuff Seth,

    I would love to get a copy of your forms!

  27. Pat says:

    Hi Seth,
    Your goodness and kindness comes through in all of your posts. You have done a fantastic job at educating all of us!
    A copy of your contract and forms would be most appreciated. It will make everything so much easier.

  28. Dana says:

    Hi Seth!
    Your blog is amazing and gives a wealth of information! I am new to the business and after taking seminars and doing research, I realize that the most tedious part of this might be getting past all the petty (yet important) contractual agreements based on your plan after purchasing.
    I am beginning in the NY area because it is close to home. Do contracts differ from state to state? Also, do you have contracts for wholesale/assignment for the NY area that I can take a look at? Thanks for great information!

    1. Seth Williams says:

      Hi Dana, I think you’re on the right track – but you’ll also find that much of the same information applies just about everywhere (it’s just repackaged from state-to-state, with some VERY minimal differences included).

      You might want to check out this blog post, it contains everything I have on wholesale/assignment documentation.

  29. Ruth says:

    Thanks. Great advise. KISS. Keep it simple stupid – works for me.

    1. Seth Williams says:

      Thanks Ruth! Glad to hear this method resonates with you.

  30. Aaron Sauceda says:

    Hi Seth,
    Love the approach — great work. I was curious: I know one of your approaches revolves around sending an offer letter with the first mail contact. In those cases, are you signing each of those individually prior to signing? Or doing some sort of electronic signature?

    I’m doing my first direct mail campaign and was curious what to do about signing the purchase agreements. Obviously it’s sort of difficult (and time consuming) to manually sign ~2,000 purchase agreements…


    1. Seth Williams says:

      Hey Aaron! I actually don’t include offers in my initial mailing – instead, I send out a standard postcard, which refers them to my buying website, where they submit their information and THEN I send them an offer via email.

      That being said – if I was doing what you suggest, I probably wouldn’t be sending out blind offers with my signature (however, if I had researched the property and was sending out a more educated offer, I wouldn’t have any problems signing ahead of time).

      Hope that helps!

  31. Jenetra says:

    Hi Seth! Have you done any co-wholesaling at all? Would you happen to have a sample letter of a co-wholesaling agreement?

    1. Seth Williams says:

      Hi Jenetra, I actually haven’t gotten into that yet, so I probably can’t be of much help here – sorry!

  32. Josh says:

    I am real curious about the process once a signed offer is actually received back. Do you recommend doing any of the payment and deed work through a website? I am just starting out and am willing to invest time but my thinking is that it might be easier to do that online anyway. Thanks!

    1. Seth Williams says:

      Hi Josh – check out this article, you might find it helpful:

  33. Abagael says:

    Hello Seth, I am new to this , although I have been a property manager for some time, I wish for that time freedom to be with my son, I do wish to see what kind of letters you have sent to others that have worked for you. Is that possible?
    Thank you very much.

    1. Seth Williams says:

      Hi Abagael – sure thing. Those letters are available right at the bottom of this blog post (see above).

  34. kenneth miller says:

    I would love to have copies of the letters you use. tutorial was very helpfull.

    1. Seth Williams says:

      Thanks Kenneth! Did you see that you can get them above?

  35. Jesse says:

    Hey seth, great article it will defiently be of some use. Is the documents being asked for in the comment section the same as the ones I can be purchased or are they different? If they are would you minding sending me them? Thanks a lot, I’ve read tons of your articles and watched a magnitude of of your videos on youtube. I just started laying the foundation, sent my first mail outs today, and got my LLC being processed, phone line hooked up, and address all setup. Thanks again!

    1. Seth Williams says:

      Hi Jesse – yep, those are the same templates you’ll get with the purchase. Unfortunately, I don’t have time to send these out to individual requesters on demand like this (I used to years ago, but as the blog has gotten busier, I’ve had to find ways of automating the process). Sorry about that – and thanks for understanding!

  36. arkmal says:

    this tutorial helping me , seth I have some question about first export goods pruduct but i don’t know what I began to do, what first I must to do?

    1. Seth Williams says:

      Thanks Arkmal, I’m glad it helped. Unfortunately, I don’t understand your question – can you rephrase that?

  37. Lisa Michaels says:

    Seth, I’m just getting starting…. I’ve spent all my money without any response/deals are you able to send me the actual letters that you use?

    Thanks For Any Help…

    1. Seth Williams says:

      Hi Lisa – thanks for the comment. It sounds like you may need to figure out where the problem is in your marketing before spending any more money on the next step. Where are you getting your lists from? How exactly are you sorting and refining the data? What kind of mail are you sending out and how are you fielding your responses? Any of these things can result in a positive or negative outcome to your efforts. Do you have any idea what might be going wrong?

  38. Jacob says:


    Really good stuff. So do you essentially send out the cover letter and offer to each property you are interested in offering on? I’m just curious if you first reach out to the seller to get more information about the property. For instance, how do you know the zoning or other disclosure items from the seller before you offer. If the ground doesn’t perc, do you try to find that out first, or are you expecting the seller to put that in the disclosure for you?

    1. Seth Williams says:

      Hi Jacob – usually the cover letter and contract will go out after I’ve got some strong indication that the seller is willing to accept my offer. These days, I get this kind of confirmation via email – which I explain more in this blog post.

  39. Ted says:

    Hi Seth,

    Love your insight. I am getting started on wholesaling real estate and have read all your blogs and I can say this has saved me years of research. I was wondering if you can please send me your contracts and templates for me to reference. Thank you!

    1. Seth Williams says:

      Thanks Ted – I’m glad to hear that!

      1. Ted says:


        Just wondering if you can please send me the templates you use. That would be a great help! Thank you!

  40. Diaa K. says:

    Can I get a template as well? First time submitting an offer for a commercial lease property. Thanks!

    1. Seth Williams says:

      If you’re working on a commercial lease – this template probably isn’t the right fit. These templates are designed for the cash purchase of residential vacant land. I think it can be used for other purposes too… but a commercial lease probably wouldn’t be one of them. Sorry about that!

  41. Victor Shivers says:

    Hi Seth,
    thank you for this blog post REtipster has been extremely helpful in my research regarding land and residential real estate investing. If you please email me your cover letter/offer templates that would be greatly appreciated.
    Also, do u send out postcards to your leads then send a cover letter/offer after they respond or do you send the offer first then await a response?

    1. Seth Williams says:

      Thanks Victor – I’m glad to hear that! As you probably saw – the templates you’re asking for are available for purchase above (this is how I keep this site afloat). I start my process by sending out postcards, and once a seller has agreed to my offer via phone or email, I’ll send them this cover letter and purchase agreement.

      Does that make sense?

      1. Victor Shivers says:

        Yes makes perfect sense & I get that, I saw everybody asking for them so i thought i would asked too. But i did my first DM campaign with your templates and i have gotten calls!!

  42. Mary says:

    Nice Site. Thanks for the form

    1. Seth Williams says:

      Thanks Mary!

  43. Koroush says:

    Seth, thank you for this great post. Do you usually send the letter and offer contract after you have spoken with them on the phone to make sure they would accept a low offer or do you send this once they submit the information on your website? Do you have a blog post “Boost Your Acceptance Rate by Asking This Question…” so I just wonder if the two are exclusive of each other or actually follow each other. Thanks again.

  44. Quinn marku says:

    Hey Seth

    Great info on here you have helped me produce some leads! Can I please get a copy of the purchase agreement you use.

    Thank you


    1. Seth Williams says:

      Glad to hear it Quinn! You’re welcome to purchase the purchase agreement template at the bottom of this blog post (see above). If you need a discount code, you can sign up for the email list and you’ll get one automatically emailed to you.

  45. Cedric says:

    Hi Seth, this was really very informative. I just stumbled on this page.

    Can you please send me copies of your contracts.

    Thanking you in advanced.


  46. Khaled says:

    I am selling a land for $1500. What. Is the best way to close and record deed? I am in ny buyer in ny property in you have any suggestions for inexpensive closing agent?

    1. Seth Williams says:

      Hi Khaled – if you don’t want to close it yourself, you could just do a Google search for “Pennsylvania Title Company” and see what comes up. Give them a call and ask how much they’ll charge for the process.

  47. Tommy says:

    Thanks for putting this out there i has been indispensable to me.

    I have a few questions about what information needs to be filled in on the offer to purchase form. Some dont make sense to me, probably because I’m operating in a different country.

    Would you mind explaining?

    1. Seth Williams says:

      Hi Tommy, sure thing – feel free to shoot me an email through my contact page, and I’ll do my best to answer your questions.

  48. dave g says:

    Hi Seth, this was really very informative. I just stumbled on this page.
    Can you please send me copies of your contracts.
    Thanking you in advanced.


    1. Seth Williams says:

      Hi Dave, thanks! I’m glad you found it helpful.

      As for those contracts – they’re available at the bottom of this blog post (see above).

  49. Habeeb says:

    I feel like a pro already with your tool kit. Please send me samples of this letters.

    1. Seth Williams says:

      Glad to hear it Habeeb!

  50. Tate Blackmon says:

    This blog has been the best resource I have found online for advise in investing in vacant land. Would you mind sending over your real letters and contracts would really like to compare to ones that I have made recently.

    Thank you!

    1. Seth Williams says:

      Thanks Tate! I’m glad you’ve enjoyed the content.

      You can download the letters and contract through the button at the bottom of the blog post (see above). I hope it helps!

  51. Anthony says:

    Can you send me a copy of the actual letter and contract you use?

    Greatly appreciated,

    1. Seth Williams says:

      Hi Anthony, you can download it at the bottom of this blog post (see above). I hope it helps!

  52. olaitan says:

    You have actually made an incredible write-up….. Kudos to u

    1. Seth Williams says:

      Thanks Olaitan!

  53. Kenneth says:

    I have a deal coming up in FL! I am not to sure if I am able to use this contract here. ( I sure hope I can.) But I had a quick question.
    If the lady is behind 1500 in back taxes could I make a offer for 500 bucks and in the contract make the seller aware I will take care of the back taxes.
    Then I can go to the tax office and request a payment plan to get caught up and in the process find a buyer?
    I am trying to start with little money!

    1. Seth Williams says:

      Hi Kenneth – totally. That’s what most of my offers look like when I’m dealing with tax delinquent sellers (I pay a small offer price and the taxes). As long as you pay off those taxes (or get it sold to someone else who pays off the taxes) before the forfeiture deadline, you shouldn’t lose control of the property.

  54. Peter Toth says:

    Seth, did I see that you had a package for several of your templates… Postcards, offers, etc.? Can you please let me know or send me a link? Peter

    1. Seth Williams says:

      Hi Peter – I do… are you looking for a specific set of items (postcards, purchase contracts, neighbor letters, etc) – or are you looking for one BIG package with everything in it? I have both – but if you want the COMPLETE package (with everything), I’d have to send you a special link for that.

      Let me know what you’re looking for exactly and I’ll get it over to you.

  55. Mary Thomas says:

    HI Seth,
    I appreciate your down-to-earth style and nonintrusive approach to selling your products. I do have a general question for you about wholesaling real estate. It’s September 2017 and I’m wondering if this business is completely oversaturated with wholesalers everywhere? I happen to be in Austin, Texas, where it seems like everybody’s a real estate investor. What are your thoughts? Thank you.

    1. Seth Williams says:

      Hi Mary, I think there probably is a relatively higher amount of competition in the market right now, but that doesn’t mean you can’t win in the business. The people who are able to survive (and thrive) are those who understand how to market appropriately and target exactly the types of motivated sellers they’re looking for (and not wasting their time and money on people they aren’t likely to do business with).

  56. Carlos says:

    Hello, Seth, I see everyone is asking a copy of the letters.
    How do I get my copy?

    1. Seth Williams says:

      Hi Carlos – you can get purchase them at the bottom of this blog post (see above). I used to get them away long ago, but I just didn’t have time to follow up with everyone one-by-one… which let me to come up with a more automated way to make it work (and help support the blog in the process). I hope that makes sense!

  57. Vanessa Castillo says:

    Hi Seth,

    Love that I found this post, definitely got some value out if it and thank you for really taking the time to break wholesaling down from A-Z.
    Any way I can also get a copy of the documents you use?

    Thank you!

    1. Seth Williams says:

      Sure thing Vanessa! You can get these documents right at the bottom of the blog post (see above).

  58. Francisco Romero says:

    I’m assuming the contracts you provide can be used with mobile homes as well? Very useful information thank you!!

    1. Seth Williams says:

      If you want to use it for mobile homes, there may be some tweaks you’d have to make to account for the improvements or personal property situated on the property. This template was drafted with vacant land in mind, so if you’re using it for something else, you’d probably want to have an attorney or qualified closing agent look at it first.

  59. Sal says:

    Seth – Love the website. Very informative. My question pertains to standard residential land plots in suburbs. I have 4 parcels in mind. Would you recommend sending blind offers via mail to each one (my original plan) or should I first reach out via letter, wait for them to call me & discuss, and then forward them all documents if they are interested? Your previous comments gave me the impression you have a discussion with them prior to sending documents,

    1. Seth Williams says:

      Hi Sal – with my approach, it’s a little harder to get properties for pennies on the dollar if I’m dead-set on a specific property (because I never know how motivated any particular seller is). That’s why I send out mail in bulk to hundreds (if not thousands) of people, because I know that a small percentage of them will sell at the price I’m willing to pay (while most of them won’t). It’s more of a numbers game – not a “purchase this specific property at all costs” game. Does that make sense?

      That being said – If you do have 4 specific lots in mind and you know how much you want to offer, I would probably reach out via letter and make an offer that way. If they respond, then you can discuss it further. If not, then that’s a pretty clear sign they aren’t interested in selling.

      When I’m using this particular template (above), the process goes like this:

      Get a list > send out postcards > field the calls that come in > discuss whether they’re motivated and get any other info I need > make offer (using template above) > if accepted, proceed with closing.

      Does that make sense?

  60. Walt says:

    Hi Seth,

    What would be the best way to know who is delinquent, and by how much, on taxes prior to them being going into the start of forfeiture by the county?


    1. Seth Williams says:

      Hi Walt – one way would be to call the county treasurer or check the county website to see how much (if anything) is owed in delinquent taxes. Some counties have great websites that make it easy to check this. Others don’t. Either way, those are usually the two most direct ways to get the answers you’re looking for.

      Now, if you’re looking for this information on EVERYONE in a given county (not just one specific property), then you could also get the delinquent tax list, which I talk about in this blog post:

      I hope that helps!

      1. Walt says:

        Yes, Thanks Seth. I do believe Michigan does now charge $2 each so would not be feasible to get the list.

  61. Stephanie says:

    I received interest from an investor regarding a vacant lot from a motivated seller.
    I made it clear that I charge a fee for locating property and
    connecting to the seller if the deal closes. I also made it clear that I’m not an agent
    and do not assume the duties as one. He said as an investor he never had to pay a fee.
    But ultimately agreed to the fee if the deal closes via escrow.

    I told him my services was toward connecting investors with sellers.
    I know that investors pay a fee for property and land investments.
    Which is correct? Charge the investor or seller? Or both since I’m helping
    both parties out? In this case the Purchase and Sale Agreement is applicable – correct?

    1. Hi Stephanie – it sounds like you’re talking about wholesaling by assigning contracts. In the instances where I’ve done this in the past, I’ve always charged a fee to be paid by the buyer, not the seller.

      This blog post explains how it works:

  62. Kwambe Smith says:

    Hi Seth….thank you for sharing your insight and guidance on this. I’m in the process of researching and doing due diligence on some properties I’m interested. Can I also get a copy of your exact templates that you use for land purchases? Thank you!

  63. John says:

    Thank you for this informative blog and sharing this knowledge with the rest of us. I am on essentially day 1 of learning about this business through your site and am planning out digesting as much of the information as I can. However, I would love to start collecting all the wonderful examples and templates that you are providing so I can start with firmer footing than I would without them. Are you still giving out your templates for the 3 documents mentioned here? If so, I would appreciate a copy. Thank you very much.

    1. Hey John! Thanks for stopping by. The sales of these templates are actually how we keep this website afloat, so we aren’t able to give them away. Thanks for understanding!

      1. John says:

        Seth – not a problem. I completely understand. I just saw that you sent some of the previous posters copies but that may have been a long time ago. Anyway, I still have a long way to go before wrapping my head around all the components that go into making a deal. Thank you, thank you for the content!

        1. Thanks John! Totally appreciate your interest.

  64. Daviyon Lockett says:

    Thanks for the wealth of knowledge! I’m house hacking my first deal using a FHA loan, do you think the sample letters will still be of use or should I go with another template?

    1. Thanks for reading! For a house with a loan involved, I would probably stick with whatever purchase agreement template your local realtor association uses (it will be unnecessarily long and complicated, but unless you have an agreement that is written specifically to explain the terms of your financing, the realtor’s association should be the next best option).

  65. Nick says:

    This article was very enlightening, and confirms that these things can be more straight forward than most people would think. I would love to see a copy of your contract, if you would! Thank you!

  66. Adam Dyer says:

    Hi Seth,

    I appreciate the time you spent putting this article together. Extremely helpful. I’m pretty much ready to send out my first mailer.

    Can you please send me the letters/purchase contract sometime at your conveneince? It would be extremely helpful!

    1. Thanks, Adam! You’re welcome.

  67. Alexandria says:

    I am new to wholesaling and I have a seller who is motivated. There are other investors interested, and if he doesn’t hear an offer he likes he’s going to list his property with an agent. I want to send him an offical offer and I love that you make your offer letter simple and easy to understand. I have already built up some good rapport with him and i want my offer letter to be as professional as possible. Hopefully this will land me my first deal! If you could send me the letters and contract you use, I would greatly appreciate it.

    1. Hi Alexandria, the templates can be found at the bottom of the blog post (see above). Good luck with your deal!

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