How to Spot a Wholesaler in Georgia
If you’re trying to sell your house fast in Georgia, you’ve probably run into investors, cash buyers, or companies claiming they can close quickly. But how do you know if the person making you a “cash offer” is a legitimate cash home buyer—or just a wholesaler trying to lock you into a fake offer?
I’m Brad, and I’ve been buying houses for years. I’ve seen every trick in the book, and today I’m breaking down how to spot a wholesaler before they waste your time.
1. Their Contract Has a Long Due Diligence Period
The first giveaway is the contract.
If their due diligence period is longer than 7–10 days, that’s a red flag. If it says:
- 14 days
- 21 days
- 30 days
You need to run. A long due diligence period almost always means you’re dealing with a wholesaler.
Why?
Because they’re not actually buying your house. They’re trying to lock you up under contract while they search for someone else to buy it. If they can’t find a buyer, they’ll either:
- Back out
- Ask you for a price reduction
- Or simply waste weeks of your time
That “great offer” they gave you upfront? Most of the time, it’s fake.
2. They Ask for a Long Closing Period
Another clear sign is a long closing timeline.
If someone claims to be a real cash home buyer but needs more than 2–3 weeks to close, that’s a problem. A true investor with real funds can close quickly—sometimes in days, usually within two weeks.
If they can’t?
They’re likely not the buyer. They’re just trying to assign the contract.
3. Their Online Presence Looks Weak or Generic
It’s 2025. Everyone serious in business has a real online presence.
Here’s what to look for:
Do they have a real website?
If not, they’re not a real company.
Does their website look generic or templated?
That’s a sign they spun it up quickly—likely a newbie wholesaler.
Do they have real testimonial videos?
Written testimonials are easy to fake.
Video testimonials from real sellers are much harder to fabricate.
On our site, you’ll see real people sharing their real stories. Not everyone wants to be on camera—and we never force anyone—but the videos we do have represent actual homeowners we’ve helped.
If the investor you’re researching has no video testimonials, be cautious.
4. Their Reviews Don’t Add Up
Next step: Google them.
Read reviews. Check the Better Business Bureau.
If you can’t find much—if they have no history or just a couple of suspicious-looking reviews—that’s another red flag.
Real companies leave real digital footprints.
5. Search the Deed Records
This is one of the strongest ways to confirm whether someone is legit.
In Georgia, you can look up deed records in any county. Just search their LLC name. If you don’t see any closings under their company—none at all—that tells you everything you need to know.
Real investors take title to properties.
Wholesalers usually don’t. They just assign contracts.
If you want to go deeper, you can use the statewide database at GSCCCA.org. It’s inexpensive to access, and it shows deed history across every county. If their LLC never shows up, they likely never actually buy houses.
6. They Make You an Offer Without Seeing the Property
Huge red flag.
If someone claims they can give you a legitimate cash offer without ever stepping foot in your house, be wary. It’s almost impossible to make an accurate offer without seeing the:
- Condition
- Updates needed
- Repairs
- Layout
- Neighborhood characteristics
Sellers often forget to mention things—not on purpose, just naturally. But when we walk a property, we see the real condition. Sometimes it needs paint, repairs, updates, or has issues you don’t even notice anymore.
Real buyers always inspect the property before making a final offer.
7. Check Their LLC Information
You can also search the Georgia Secretary of State website.
Look at:
- How long the LLC has existed
- Whether it’s in good standing
- Whether they’ve changed names frequently
If it was created a few months ago, that’s a sign they’re brand-new with little experience.
Work With a Legitimate Cash Home Buyer
If you want to work with a real company—one that actually buys houses, closes on time, and doesn’t play games—fill out the form below.
After you submit, someone from our team (most likely Missy) will give you a quick call to gather the remaining details. If it looks like we’re a good fit, we’ll schedule a visit to your home. We never make offers without seeing a property, because that’s the only way to give you a fair, accurate cash offer.