Question 1

Does Missouri require a disclosure before I sign a wholesale contract?

Accepted Answer

Yes, since August 28, 2026. RSMo 407.3600 requires a separate written disclosure, in boldface type of at least 12 point, signed and dated by both the record owner and the wholesaler, at least fourteen calendar days before the purchase contract is signed. It must state that the presenter is a wholesaler under Missouri law, that the owner should get legal advice, that the wholesaler does not represent the owner, that the contract can be assigned without the owner's consent, and that the price may be below market value. The statute defines a wholesaler as anyone who, for a fee or other consideration, contracts to buy residential property (one to four units) and assigns it without holding title. Relatives within the third degree and an entity assigning to its own parent or affiliate are excluded.

Question 2

What happens if the fourteen-day disclosure gets skipped?

Accepted Answer

The owner gets an out, and the state gets a claim. Without the disclosure, the record owner may cancel the contract at any time before close of escrow, with no penalty, and earnest money must be returned within thirty days. A missed disclosure is also an unlawful practice under Missouri's Merchandising Practices Act, which carries a private right of action and Attorney General enforcement. There is no license requirement and no assignment-fee cap attached to this statute, and we did not find a published penalty amount, so we do not print one. Build the disclosure into your contract packet before you sign the first deal, not after a seller asks about it.

Question 3

Does a double close get me around the fourteen-day disclosure?

Accepted Answer

On a plain reading, maybe, but this is not settled law. The disclosure statute reaches assignment "without holding title," and in a double close the B buyer takes title before reselling to C, so a straight reading of the text places that structure outside the definition. The statute took effect in August 2026 and no Attorney General guidance, regulator advisory, or court decision construing it has been located. Treat the double-close reading as a starting point for a conversation with Missouri counsel, not as settled protection. What is settled is the mechanics: Missouri is a good-funds state, so the same-day A-to-B and B-to-C closings both have to fund in certified money, which a same-day double close is set up to do.

Question 4

Do I need a Missouri real estate license to wholesale?

Accepted Answer

Not to assign your own contract. Missouri licenses a "real estate broker" as anyone who acts for another, for compensation, in specified transactions under RSMo 339.010.1. A wholesaler who contracts as the buyer and then assigns its own contract right is acting for itself, not for another, which is the line that keeps assignment activity outside the licensing statute. The exposure runs the other way: a wholesaler who markets the seller's property, rather than its own contract, starts to look like unlicensed brokerage. There is no Missouri Real Estate Commission guidance or bulletin on wholesaling on the record, so nothing here should be read as a blessing from the regulator, only a reading of the statute's own "for another" element. Run your own structure past Missouri counsel before you build deal flow on it.

Question 5

What does Missouri's good-funds rule mean for how a double close actually funds?

Accepted Answer

Missouri is a good-funds state: RSMo 381.412.1 requires certified funds on any closing disbursement above $2,500 from a buyer, seller, or non-institutional lender, and 381.412.2 bars a title insurer from disbursing against a non-certified deposit that is less than ten days old. Nothing in that statute bars a same-day A-to-B, B-to-C close; it governs the form the money arrives in, not its source, and the end buyer's wire is certified funds on its face. In practice that means you wire, you do not write a check, and whether a given title company will run a back-to-back closing on that basis is underwriter policy at that company, not a statutory question.

Question 6

Do you check credit for Missouri transactional funding?

Accepted Answer

No credit check and no appraisal on this program. Transactional funding is underwritten on the two contracts and the closing itself, not on you, so there is nothing to pull. We fund up to 100% of the A-to-B purchase for a flat fee, in days rather than weeks. What we need is a real, scheduled B-to-C closing and a Missouri closer who has confirmed how the two legs will fund under the state's good-funds rule. Subject to underwriting.

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