If you're wholesaling deals or marketing properties directly to investors, one question should always be in the back of your mind:

“Is this buyer planning to assign my deal?”

Some buyers will tell you. Some won’t. Others may not even know what they’re doing yet.

And while assigning a deal isn’t inherently bad, if you don’t know it’s happening, it can lead to:

• Broken contracts

• Angry sellers

• Legal gray areas

• Lost control of your deal

• Delays in closing (or no closing at all)

So in this guide, you’ll learn exactly:

• What an assignment is (and when it's a problem)

• Why some buyers hide their intent

• The 7 questions that reveal their real strategy

• What to say if you want to block assignments

• How to protect your deal without scaring off real buyers

Let’s start with the basics.

What Does “Assigning the Deal” Really Mean?

When an investor “assigns” a deal, they’re not actually buying the property.

They’re getting it under contract (with a clause that allows assignment) and then selling that contract to another investor, usually for a profit.

Why They Do It:

• No money tied up

• No risk if the deal falls apart

• Easy way to profit if they have a buyer lined up

Assignment can be smart and efficient, but only when everyone is aligned.

Why Hidden Assignments Are a Problem

Buyers who plan to assign but don’t disclose it can:

• Cause trust issues with the seller

• Stall or sabotage your timeline

• Disappear when they can’t find a back-end buyer

• Violate the terms of your own agreement with the seller (if they act outside your JV or chain of control)

Worst case: They assign your deal to another wholesaler, who then assigns it again. By the time the end buyer shows up, the price is inflated, the seller is confused, and the deal falls apart.

You’re left with a burned lead and wasted time.

Why Some Buyers Won’t Tell You Up Front

There are four main reasons:

1. They’re afraid you’ll block them.
   They don’t want you to say “no assignments” or ask for proof of funds.
   
   

2. They don’t trust you yet.
   If they reveal their strategy, they worry you’ll go around them or cut their fee.
   
   

3. They’re not sure what they’re doing.
   They may try to wholesale… but if it doesn’t work, they might close.
   
   

4. They’re trying to wholesale your wholesale.
   This is the sketchiest version, and the one that requires strict boundaries.

So how do you surface intent without creating friction?

You ask the right questions.

7 Questions That Reveal If a Buyer Is Planning to Assign

You don’t need to ask directly: “Are you assigning this?” That puts people on defense.

Instead, use strategic framing. These questions uncover behavioral intent.

1. “How do you typically structure deals when you buy?”

This is an open-ended prompt that lets them self-identify.

• A fix-and-flip buyer might say: “We close in cash, usually under an LLC.”

• A wholesaler will usually say: “I put it under contract and market it to my list.”

💡 Look for vague answers like: “It depends” or “I have partners”, this is often a soft yes to assignment.

2. “Are you looking to close on this one, or assign it to another buyer?”

A direct, but low-pressure way to ask. Framed casually, it feels like a normal part of your buyer vetting.

Pro tip: Add “…either is fine, I just want to know how to help you best.”
This reduces defensiveness and opens the door to honesty.

3. “Do you have your own crews for flips or rentals?”

This helps reveal if they’re an actual operator or just acting as a middleman.
No crews = likely no intention to close.

4. “Can you walk the property this week, or will your partner be doing that?”

If they say “my partner” or “my buyer”, it’s a giveaway. They’re not planning to close themselves.

5. “What’s your usual EMD (earnest money deposit) range?”

If they hesitate or say, “I don’t usually do EMD until we’re sure,” it suggests assignment intent.

Serious buyers will say things like:

• “I typically put down 2–5k.”

• “I don’t mind putting earnest money down with a solid deal.”

6. “What’s your timeline to close if the numbers work?”

Buyers planning to assign will often need more time, since they don’t control their backend buyer yet.

Red flag: “It depends on who I bring in.”

7. “Would you be open to a double close if needed?”

This frames the conversation around transparency.
Some investors are fine with double closing. Others want to avoid title fees, and that usually means they want to assign.

Bonus: Behavioral Red Flags

Even if they dodge your questions, watch for these signs:

• They ask for assignment language to be added right away

• They request longer inspection periods or contingencies

• They don’t want their name on the contract

• They delay submitting EMD

• They request a buyer’s walkthrough before closing

• They keep referring to “their team” but you never speak with them directly

These are not inherently bad, but they should cue you to dig deeper.

When It’s Okay for Them to Assign

There are legit reasons a buyer might want to assign:

• They’re part of a hedge fund with an acquisition arm

• They have private money lined up and need to finalize terms

• They want to “lock it up” while confirming capital

• They work with multiple LLCs or partners

If they disclose it upfront, and the seller is protected, it can be a win-win.

In fact, many wholesalers do JV deals this way every day. The key is transparency and control.

How to Say “Yes, But with Conditions”

If you’re open to assignment but want to protect your deal, use this script:

“I don’t mind if you assign the deal, as long as:

• The seller stays informed and undisturbed

• You have a real buyer in mind

• You submit EMD within 24 hours

• You don’t shop the deal without permission
  Does that work for you?”

This sets boundaries and filters the real players from the speculators.

How to Say “No Assignments” Without Killing the Deal

Sometimes, you just can’t allow an assignment, maybe because:

• The seller forbids it

• There’s already a daisy chain

• You need certainty and speed

Here’s a script:

“This one’s closing tight, and the seller needs it wrapped up directly. So we’re only working with end buyers. Are you able to close on this personally?”

If they say no, they’ll either step back, or reveal their intent. Either way, you win clarity.

You can also build “no assignment” into your contracts:

• Require buyer to close in their own name

• Specify: “This agreement may not be assigned without prior written consent.”

• Set a tight close date and non-refundable EMD to discourage games

Protecting Yourself Without Losing Opportunities

You don’t have to block every wholesaler. Some of your best relationships will come from pros who assign and close quickly. But you do need to protect yourself.

Use These Strategies:

• Create a buyer intake form with assignment-related questions

• Tag suspected assigners in your CRM

• Keep your seller in the loop

• Vet buyer’s actual buyer if needed

• Be ready to double close if you lose visibility

And most importantly, never stop asking questions.

Smart Questions Make You a Smarter Operator

Most blown deals, ghosting, and late-night stress in real estate come down to assumptions.

Assuming the buyer will close.
Assuming the seller won’t care.
Assuming the daisy chain won’t unravel.

But assumptions are where deals die.

So ask. Probe. Clarify. Be kind, but firm. This is your business, your reputation, and your income.

Whether they’re buying to flip, hold, or assign, you deserve to know.

And now, you know exactly how to find out.