State-by-state regulations & vetted closing partners.

HB 2747 (2022) - wholesalers must disclose in writing to the seller that they are a wholesaler before entering a contract; failure lets the seller cancel without penalty and keep the earnest money (effective Sept 24, 2022)

Public Act 25-168 (HB 7287, 2025) - wholesalers must register with the Dept. of Consumer Protection; sellers get a 3-business-day cancellation right; closing cannot be set more than 90 days out (effective July 1, 2026)

Real Estate License Act (225 ILCS 454, amended by P.A. 101-0357 in 2019) - 2 or more wholesale deals in any 12-month period requires a broker license

HB 1068 (2024) - all seller solicitations (mailers, texts, emails, voicemails) must disclose you are an unlicensed entity buying for resale; missing disclosure gives the seller a 2-day right to rescind and counts as a deceptive act (effective July 1, 2024)

HSB 637 (enacted as HF 2394, 2024) - must be a licensed broker or represented by one to wholesale; written disclosure of all parties and the wholesaler's equitable interest required; violations carry civil fines up to $10,000 or 10% of sale price and the buyer/seller may cancel (effective July 1, 2024)

HB 62 (2023) - advertising an equitable interest in a purchase contract is now real estate brokerage; a license (or a licensed broker advertising for you) is required to market wholesale deals

HB 124 / SB 160 (Ch. 508/509, 2025) - written disclosure of intent to assign equitable interest; owner may cancel without penalty if not provided (effective Oct 1, 2025)

SB 973 (2026) - wholesaler must give seller written disclosure at least 14 days before contract; passed both chambers, pending governor's signature (effective Aug 28, 2026 if signed). HB 2517 (similar disclosure bill) also pending in the Senate.

LB 892 (2022) - publicly marketing an equitable interest in a purchase contract is broker activity requiring a real estate license

Notes: No public marketing of properties by unlicensed individuals

HB 1125 (2025) - wholesaling disclosure requirements expanded from residential-only to ALL real estate transactions (effective Aug 1, 2025)

SB 155 (signed Dec 1, 2025; effective early 2026) - wholesalers must give sellers a boldface written disclosure before contract; violations are deceptive acts under the Consumer Sales Practices Act

Predatory Real Estate Wholesaler Prohibition Act (HB 1148, 2021) - real estate license required to publicly market equitable interests. SB 1075 (2025) - written disclosure of intent to assign equitable interest required before contract; homeowner may cancel within 2 business days (effective Nov 1, 2025)

HB 4058 (2024) - wholesalers must register with the Oregon Real Estate Agency, pay a registration fee, and pass a background check (no full license required)

Notes: Gerren Castle & a TU JV Portal Team are Licensed

SB 1173 / Act 52 of 2024 - Wholesale Real Estate Transaction Transparency and Protection Act; wholesalers must be licensed and disclose their role (effective Jan 4, 2025)

H 4754 (signed May 29, 2024 - now law) - brokerage firms and subagents prohibited from engaging in, representing others in, or assisting the practice of wholesaling

Notes: No public marketing of properties by unlicensed individuals

SB 909 / Pub. Ch. 72 (2025) - bold-font disclosure of equitable interest to seller and subsequent purchaser; at least 3 business days' notice before assignment (effective Mar 25, 2025)

S.B. No. 2212 (2017, Occ. Code Sec. 1101.0045) - contracts may be assigned without a license ONLY if the equitable-interest nature is disclosed in writing to buyers; marketing the property itself rather than the contract is unlicensed brokerage

HB 917 (2024) - dealing in real estate contracts (including assignments) 2 or more times in any 12-month period for compensation is brokerage requiring a license (effective July 1, 2024)