What dispo actually is
Disposition is the sale of the contract or property you locked up. You hold an executed, assignable purchase agreement with the seller of record. A buyer either takes that paper over by assignment or buys from you at a second closing. Either way, dispo is every piece of work between your signature and the buyer's wire.
In Dallas–Fort Worth it is the half of the business most wholesalers underestimate. They spend six weeks on acquisitions, then try to sell the contract in a ten-day option period with a text blast and a Zillow screenshot. The clock wins.
What a real buyer needs to say yes
A fund desk opens dozens of files a week. The ones that get an offer answer every question before it is asked. Build the folder to that standard.
- Photos of every room, the exterior, the roof, the panel, the water heater and the HVAC. Phone photos are fine. Dark, blurry, or three pictures are not.
- The executed contract, with the assignment clause and the option period visible.
- A title path: who is on title, known liens, probate, divorce, or an estate. Say what you know and what you do not.
- Occupancy: vacant, owner occupied, or tenant, with lease terms and the current rent.
- Numbers: your asking price, the ARV with the comps you used, and a repair estimate with a basis.
- Access: how a buyer or inspector gets in, and on what notice.
- The clock: when the option period ends and when the contract closes.
Why blasting a buyer list burns you
Forty investors get the same text. Three of them run the address, find the seller and knock on the door. Two call the seller with a bigger number. One posts it in a Facebook group with your spread in the open. By Thursday the seller knows you are making $25,000 and wants to know why. Your contract dies in the option period.
The desks that buy at volume also keep notes. An originator who sprays a file across the whole metroplex gets marked as noise. The next file you send lands in a folder nobody opens. That reputation follows your name, not your LLC.
Packaging is the part most people skip
One folder. One link. Contract, photos, your numbers and a short note on condition and the catch. Name the folder by the address. Set the sharing before you send it, because a buyer who hits a permission wall moves to the next file and does not come back.
Lead with what matters to the box: year built, square footage, beds and baths, occupancy. Then price. Then ARV and repairs. If you are guessing on repairs, say so and give a range. A desk can underwrite a range. It cannot underwrite a bluff, and it remembers the bluff.
Write the catch in one line. Foundation movement on the east side, tenant on a month to month, seller needs a leaseback. Every house has one. Buyers trust the file that names it.
When to use a dispo desk
You have one contract and a group-chat buyer list. Your list is rehabbers and the house is a fund fit: built after 2000, three bed, two bath, suburban ring. You are new to DFW or working it from out of town. The clock is short. Any one of those is a reason to let a desk run the sell side. To see whether a house is a fund fit before you decide, run it through the calculator.
A desk run by a license holder already has the buyer relationships, knows what each desk's box looks like this quarter, and talks desk to desk so your seller is never contacted. What it costs you is a share of the spread, agreed in writing with the sponsoring broker before anything moves. What it buys you is a buyer who can wire, and a name that stays clean with the money.
FundPlug is that desk for Dallas–Fort Worth. It is run by a licensed Texas sales agent under a sponsoring broker, and it is not a hedge fund. We underwrite the file, package it the way institutional buyers read, and route it to the desks whose box it fits. You stay in acquisitions.
Before you send anything
Five checks. If any one fails, the desk does not open and neither will a fund.
- Executed, assignable, and inside the option period.
- Direct with the seller of record. No daisy chains.
- Folder set to anyone with the link, or shared with the desk's intake address.
- Numbers you can defend on a phone call.
- A mobile number you answer.
If that is your file, the desk will open it. If it is not, fix the paper first. The FAQ covers what a real file needs and what stops the form.