In this episode of Properties to Profits, I unpack one of the most common objections wholesalers face: “The seller already has the house under contract.” I walk you through the exact conversation framework I use to uncover whether that’s true, how to stay compliant, and how to still serve the seller without overstepping.

I break down how to read a seller’s tone, ask the right follow-up questions, and position yourself as a credible, service-oriented backup plan. This episode is a must-listen for anyone in acquisitions, wholesaling, or direct-to-seller real estate looking to build long-term trust and win the deal when the first buyer falls through .

Episode Timeline

[0:45] “I already have the house under contract”—what that really means

[1:07] How to avoid interfering while still verifying the truth

[1:32] Spotting smokescreens and serving sellers honestly

[1:51] The power of asking direct follow-ups: Did you sign? Was it verbal?

[2:30] Gauging seller confidence—ask about closing date, buyer deposit, and more

[2:56] Offer to be the backup: “If anything falls through, we’re here”

[3:15] Set expectations and follow up with care, not pressure

[4:04] At Oasis Home Buyers, we lead with service over sales

[4:21] Our volume proves we don’t need the deal—we just want to help

[4:38] Ask to review the contract if the seller is unsure about the buyer

[5:05] Back up the buyer if they’re legit—build your reputation either way

[5:42] Be ready when the original buyer missteps or delays

[6:02] Your job: be professional, not pushy

[6:21] Confirm it’s a real contract and verify the buyer’s track record

[6:38] Use this as a chance to grow your buyer list

[6:54] Stay top-of-mind with consistent, service-driven follow-up

[7:16] Build goodwill—even if you don’t get the deal

[7:35] Let your character speak louder than your contracts

[7:51] Reputation matters—especially in a digital world

3 Key Takeaways

1. Don’t assume the deal is locked up—ask thoughtful questions to uncover the truth.

2. Serve first. When deals fall apart, sellers will remember who treated them with respect.

3. Even when you don’t get the contract, how you show up can build long-term brand equity.

Links & Resources

Follow me on Instagram: @realestatemike02

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