Most sellers don’t care how you close. They care that you do.

But when the process starts feeling complicated or secretive, doubt creeps in. They start asking questions. Their guard goes up. And your deal can fall apart, even when the numbers work.

That’s why clear, simple, and confident explanations of your deal structure, whether it’s an assignment or a double close, matter more than you think.

This article breaks down the key differences, the seller's point of view, and exactly how to explain each option without triggering fear, confusion, or resistance.

What’s the Difference Between Assignment and Double Close?

Let’s define both structures in plain language first, because if you can’t explain it simply, you will sound like the one hiding something.

Assignment:

You sign a contract with the seller, then assign (transfer) that contract to another buyer (usually a cash investor or landlord) for a fee. You never actually buy the house; you’re selling your right to buy it.

You get paid via an assignment fee.

Double Close:

You buy the house from the seller, then resell it (usually the same day or within 24–72 hours) to your end buyer. There are two closings, two sets of closing costs, and two transactions.

You get paid via resale margin.

Each method has pros and cons. And each one requires clear seller communication.

Why Sellers Get Spooked When You Don’t Explain the Structure

When a seller hears:

• “Someone else will actually buy it.”

• “I won’t be on the title.”

• “We’ll do a back-to-back close” 

…without context?

They feel:

• Confused

• Like they’re being played

• Worried they’re about to be scammed

It’s not the structure, it’s the surprise.

What sounds normal to you (because you’ve done 20 deals) sounds shady to a homeowner selling their only asset.

So let’s talk about what to say, and when.

When to Use an Assignment, and How to Explain It

Best for:

• Cash buyers ready to close

• Sellers who don’t need full transparency on backend

• Deals where time and simplicity matter most

When to avoid:

• Sellers who are ultra-curious or distrustful

• Properties with title or chain of title complexity

• Deals with higher assignment fees that might trigger questions

What to say:

“Here’s how this works: I’m going to put this under contract with you today, and then I’ll line up a partner of mine to step in and buy the property. They’ll close with the same terms and price, and nothing changes for you. You’ll still get the exact amount we agreed on.”

That covers it.

If they ask more questions:

“My partner might be a landlord, rehabber, or another investor. They step in, and I get a small fee for making it all happen. That’s how I make a living.”

This sounds clean, honest, and low-pressure, because it is.

When to Use a Double Close, and How to Explain It

Best for:

• Higher margin deals

• Properties where seller trust is fragile

• Buyers who don’t want the seller to know what they’re paying

• Title companies that don’t allow assignments

When to avoid:

• Thin margin deals (double close = more costs)

• Sellers who need fast simplicity

• When you don’t have funding access (transactional or otherwise)

What to say:

“You and I will close first, then shortly after, I’ll resell the property to a partner of mine. It happens right after your closing, and nothing changes on your end. You walk away with your money the same day.”

And if they ask:

“Why two closings?”

You say:

“Some of my partners need to be on a fresh title. It’s how we fund the deal on the backend. It doesn’t affect your price or terms, it just gives us flexibility to make it all work behind the scenes.”

If needed, you can add:

“You’ll only attend one closing, and your title company handles all of it.”

Common Seller Objections, and How to Respond

“Why aren’t you buying it yourself?”

“Great question. In many cases, I buy directly, but sometimes I bring in a partner who’s better suited for the project. Either way, the price and terms stay the same for you.”

“Are you making money on this?”

“Yes, I make a small margin for handling the deal. Just like an agent earns a commission. It doesn’t affect your price at all.”

“Why is someone else showing up at closing?”

“That’s my partner/buyer. They’re funding the purchase and stepping into the deal. But your contract is with me, and your price is locked in.”

The key is calm confidence. Never act like you’re hiding something, and never over-explain unless asked.

When to Tell the Seller You’re Assigning the Deal

There are two schools of thought:

Full upfront disclosure

Great for high-trust sellers who value honesty and will appreciate your transparency.

“Just so you know, I often bring in a partner to fund and close the deal. Sometimes I assign the contract. You still get exactly what we agree on, and I make a fee for coordinating everything.”

Only if asked

Useful when sellers are private, less interested in logistics, or may not understand the nuance.

Start simple. If they ask, explain. Otherwise, keep it focused on their outcome.

Both can be ethical. Just don’t lie or mislead, it always backfires.

What Title Companies Need to Know

Not all title companies are comfortable with assignments or double closes.

To avoid surprises:

• Let them know the structure ahead of time

• Ask if they need any special documentation (assignment agreement, funding letters, etc.)

• Use investor-friendly closers whenever possible

Pro tip: Build a “go-to” list of closers who understand investor deals, it’ll save you friction and fallouts.

Why Some Sellers React Poorly to Assignments (And How to Fix It)

The biggest mistake wholesalers make is assuming:

• The seller won’t notice

• The seller won’t care

• The title company won’t say anything

And then the seller sees the HUD. See your $20K assignment. And cancels the deal.

How to fix that:

• Set expectations early.

• Explain your value clearly.

• Remind them of the problem you’re solving, not the margin you’re making.

This is why double closes are sometimes safer, even if they cost more.

Use Seller Data to Pre-Qualify the Right Structure

With Goliath Data, you can:

• Score leads based on motivation, timeline, and equity

• Identify which sellers are likely cash candidates

• Spot situations where assignment fees might be questioned

• Automate your CRM tagging for structure-based follow-up

This way, you’re not guessing which deal structure to pitch. The data shows you who’s ready for what, and when.

Sellers Don’t Need to Understand Every Detail, But Feel Safe

Assignments and double closes aren’t complicated, unless you make them that way.

Sellers don’t need:

• The full contract structure

• A title flowchart

• Or an investing crash course

They just need to:

• Feel heard

• Know the outcome won’t change

• Trust that you’re not playing games

Whether you assign or double close, the script is the same:

“Here’s how we’re making this work. It doesn’t affect your number. It’s designed to make the process smooth for you, and it’s how I keep my business running.”

Say it with confidence. Keep it simple. And watch your deals close cleaner than ever.