How to write a deal summary buyers actually respond to

"3/2 in Jacksonville, needs work, $120k, hit me up if interested."

That's a real deal post, more or less, and it's why most wholesale deals get ignored. A cash buyer looking at it has to ask five questions before they can even decide whether to care. What's it worth fixed up? What kind of work? How big is it? What neighborhood? Is it vacant? They're busy. They're looking at ten other deals today. They look at the next one instead.

A good deal summary answers every question a buyer would ask, in the order they'd ask it, so they can say yes or no in sixty seconds. Here's what goes in it and how to put it together fast.

The facts, in this order

Start with the address and the basics: property type, beds, baths, square footage, year built, lot size if it matters. Then the four numbers every buyer reads first — asking price, ARV, estimated repairs, and the strategy that makes sense (flip, rental, BRRRR). Then the situation: vacant or occupied, how fast it can close, anything unusual about the title or the seller.

Put the numbers near the top. A buyer who sees "$140k asking, $241k ARV, ~$38k repairs" in the first two lines knows immediately whether this is their kind of deal. Make them scroll for it and half of them won't.

Back up the ARV

Don't just state an ARV; show where it came from. Buyers are going to pull their own comps, and if your number is a stretch they'll pass without telling you why. Include three or four recent nearby sales with price and price per square foot, or better, attach a comps report.

If you're on DispoLab, run the address through Comps & ARV and click Download report. You get a branded PDF with the comps, the per-square-foot math, and the value. Attaching that to your deal does two things: it proves your number, and it signals that you're a wholesaler who does the work. Buyers remember that.

Back up the repair number

Same idea. "$38k in repairs" with nothing behind it is a guess. "$38k — roof, kitchen, flooring, exterior paint, with a contingency built in, range $32k to $47k" is a number a buyer can check against the photos and agree with or argue with. Either way, they're engaging.

Run the seller's photos through the Repair Estimator and attach the PDF. If the estimate flags things it couldn't see — foundation, plumbing, electrical — say so in the summary. "Recommend your own contractor verify the plumbing; it's original." Honesty about the unknowns builds more trust than pretending there aren't any, and it protects you when their inspector finds it anyway.

Photos: more than you think

Fifteen to twenty-five photos is the right number. Every room, the exterior from a few angles, the roof if you can see it, the mechanicals (water heater, HVAC, electrical panel), and the ugly parts. Especially the ugly parts. A buyer who sees the water-stained ceiling in your photos trusts your repair number. A buyer who finds it on the walkthrough after you said "needs cosmetics" never buys from you again.

If you're working the deal remotely, have the seller take them or hire someone local for fifty dollars. Don't send a deal with three photos.

The one-paragraph pitch

After the facts, write three or four sentences about why this is a deal. Not hype — a reason. "Two blocks from the comps, same floor plan as the one that sold for $246k in March. Roof and kitchen are the whole job; everything else is paint and floors. Seller's relocating and needs a 21-day close, which is why it's priced where it is."

That paragraph is what separates a wholesaler from a list. It shows you understand the deal, and it tells the buyer the story they'll repeat to their partner.

Send it to the right people

A perfect summary sent to two hundred random contacts is still a blast, and blasts train buyers to ignore you. The summary is most powerful when it lands in front of someone who already wants this kind of house.

That's the order of operations in DispoLab. Drop the deal into Find a Buyer and you've got the cash buyers who want this house, scored, with a reason each one fits. For the investors on the platform, hit Send deal — the property facts go over automatically, and you add the pitch paragraph as your note. For the rest, call, and have the summary ready to text or email the moment they say "send it over." A buyer who gets a deal that fits their buy box, with comps and a repair estimate attached, from someone who can explain why it's a deal, says yes a lot more often than one who gets "hit me up if interested."

A quick checklist

Before you send: address and basics, asking price, ARV with comps attached, repairs with the estimate attached, strategy, occupancy and timeline, fifteen-plus photos, one paragraph on why it's a deal, and your phone number. Then send it to the buyers who want it, not everyone, and follow up in 24 hours with anyone who opened it. That's the whole thing. It takes twenty minutes and it's the difference between a deal that sits and a deal that moves in 48 hours.