State-by-state regulations & vetted closing partners.

Real estate wholesaling is legal in Alabama, but it is heavily regulated. Under Senate Bill 228 and subsequent enforcement rules by the Alabama Real Estate Commission (AREC), wholesalers must provide strict written disclosures to both the original seller and the end buyer regarding their limited equitable interest and intent to assign the contract. Community submitted: Real estate wholesaling is legal in Alabama, but it is heavily regulated. Under Senate Bill 228 and subsequent enforcement rules by the Alabama Real Estate Commission (AREC), wholesalers must provide strict written disclosures to both the original seller and the end buyer regarding their limited equitable interest and intent to assign the contract.

Notes: Community Submission: Jeff Parmer Law does ask for signed Alabama Wholesaling Disclosures; they usually provide the document to have all parties sign.

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) Source: https://www.cga.ct.gov/2025/act/pa/pdf/2025PA-00168-R00HB-07287-PA.pdf Explanation: https://portal.ct.gov/dcp/knowledge-base/articles/real-estate-wholesaling?language=en_US CT Wholesaling Disclosure: https://portal.ct.gov/dcp/-/media/dcp/licensing/real-estate/wholesale-disclosure-report_2026-06.pdf?rev=be27ac2b55ec47428fddb7c49dff5a02&hash=1CBA5C3F3700A16AF658CB99FB8855A7

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

Community submitted: Act 807, effective August 1, 2026: Key Legal Requirements and Rules: Written Disclosure of Intent: Wholesalers must prominently and explicitly disclose in writing to the property owner before signing any agreement that they are marketing or intending to assign/sell their contractual rights or equitable interest for a profit. Mandatory Earnest Money Deposit: Contracts must include an earnest money deposit of at least 1% of the purchase price, held safely in an escrow or seller account. Right to Cancel: Agreements must explicitly feature a conspicuous cancellation deadline notice using the official Louisiana Real Estate Commission (LREC) Wholesaling Residential Real Property Mandatory Cancellation Notice form, allowing sellers a clear window to exit the contract penalty-free. Broad Scope: The regulations cover any monetization of equitable interest on residential properties, explicitly including both standard contract assignments and simultaneous double-closing transactions.

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)

Community submitted: HB-1081 - https://lawfilesext.leg.wa.gov/biennium/2025-26/Pdf/Bills/Session%20Laws/House/1081-S.SL.pdf?q=20261016105920