Question 1

Do I have to disclose anything to the seller before I sign a Kansas City wholesale contract?

Accepted Answer

Yes, as of August 28, 2026. Missouri's RSMo 407.3600 (SB 973) requires a separate written disclosure, in boldface type of at least 12 point, signed and dated by both the record owner and the wholesaler, delivered at least fourteen calendar days before the purchase contract is signed, on one-to-four unit residential property. The disclosure has to state that you are a wholesaler under Missouri law, that the owner should get legal advice, that you do not represent the owner, that the contract can be assigned to a third party without the owner's consent, and that the price may be below market value. Before this date Missouri had no wholesaler statute at all; a Kansas City investor working off an older playbook needs to rebuild the timeline around the fourteen-day clock now.

Question 2

What happens if I skip the Missouri wholesaler disclosure?

Accepted Answer

The owner can walk away for free, and the state can come after you. Without the disclosure, RSMo 407.3600 lets the record owner cancel the contract at any time before close of escrow with no penalty, and any earnest money has to be returned within thirty days. A violation is also an unlawful practice under Missouri's Merchandising Practices Act, which the Attorney General can enforce. There is no license and no fee cap under this statute, but skipping the paperwork puts your entire assignment at risk of unwinding after you've already lined up the B-to-C buyer.

Question 3

Is a same-day double close still workable in Kansas City under the new law?

Accepted Answer

The plain text of the statute reaches assignments made "without holding title," and a double close where you take title arguably sits outside that definition. RSMo 407.3600 does not on its face require the fourteen-day disclosure for a structure where the wholesaler closes the A-to-B leg and then closes B-to-C as the actual buyer of record. That reading is only days old, though: no Missouri Attorney General guidance, Real Estate Commission advisory, or case law has construed it yet. Confirm this reading with a Missouri attorney before you build a closing calendar around it rather than the assignment path.

Question 4

How do Kansas City closings actually work for a back-to-back A-to-B, B-to-C deal?

Accepted Answer

Through a title or escrow company, not a closing attorney. Missouri closings run through title and escrow companies rather than closing attorneys, and Jackson County practice runs both legs that way. Missouri is also a good-funds state: RSMo 381.412.1 requires certified funds for any amount over $2,500 from a buyer, seller, or non-institutional lender, and a title insurer cannot disburse against a deposit unless it was certified funds, an exempt instrument, or made at least ten days earlier. Nothing in that statute bars a same-day A-to-B, B-to-C close; it governs the form of the funds, not the timing. Wire both legs, and confirm with your title company how they sequence the two closings, since willingness is underwriter policy rather than something the statute dictates.

Question 5

Do I pay Missouri transfer tax twice on a Jackson County double close?

Accepted Answer

No. Missouri has no real estate transfer tax at all, on either leg. A 2010 amendment to the Missouri Constitution, article X section 25, bars the state and every political subdivision from ever imposing one. Recording is a flat statutory base of $5 for the first page and $3 for each page after under RSMo 59.310, though Jackson County adds its own surcharges on top and we could not confirm the county's current all-in total, so do not budget from the $5 figure alone. Either way, a Jackson County double close carries no transfer-tax line on either deed, which is not true across the state line in Kansas.

Question 6

Do you check my credit for Kansas City transactional funding?

Accepted Answer

No credit check and no appraisal. We underwrite the two contracts and the scheduled closing, not you, so we fund up to 100% of the A-to-B purchase for a flat fee, in days rather than weeks, and the loan is repaid at the simultaneous B-to-C resale. What we need is a real, dated B-to-C closing and a Jackson County closer who has already confirmed how the two legs will fund and, if your structure is an assignment rather than a double close, that your RSMo 407.3600 disclosure is signed and dated with fourteen days of runway before the A-to-B contract. Subject to underwriting.

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