How Wholesalers & Property Finders Get Paid at Closing (Our Fee Structure Explained)

How Wholesalers & Property Finders Get Paid at Closing (Our Fee Structure Explained)

How Wholesalers & Property Finders Get Paid at Closing (Our Fee Structure Explained)

By Jai Thompson — Pretty Boi Estates™
Conscious Capitalist | Asset-Based Principal Buyer

Why This Article Exists

This article exists to answer one question clearly:

“How do wholesalers and property finders get paid when working with Pretty Boi Estates™?”

We close fast because:

  • Fees are pre-structured

  • Funds are already reserved

  • Escrow is title-directed

  • No one is negotiating fees at the closing table

If you follow the structure, you get paid at closing — every time.

What Fees Are Already Set Aside (Before You Ever Submit a Deal)

Pretty Boi Estates™ underwrites all fees upfront, not after the fact.

Standard Fee Allocations (Title-Directed)

  • Property Finder / Wholesaler Fee:
    Typically 1%–2% of FMV, asset-dependent

  • Buyer Salary (Principal Operator):
    10% of recorded price (operational sustainability)

  • Lender Fees:
    2% (pre-negotiated)

  • Kayan Trust:
    1% (legacy allocation)

  • Operations Reserve:
    5%

  • Closing Costs & Escrow Fees:
    Fully reserved

  • Seller Payoff:
    Balanced at close + rolled (if applicable)

👉 All paid through escrow. No side agreements. No IOUs.

What Determines Your Fee Amount

Your fee is based on value, not noise.

We look at:

  • Did you control the deal directly?

  • Did the income support Day-One NOI?

  • Did your fee preserve seller payoff math?

  • Did the deal require zero cleanup?

If yes → you get paid clean and fast.

CASE STUDY 1: Corporate Stay — Phoenix, AZ

Asset Type: SFR → Corporate Stay
FMV: $1,200,000
Wholesaler Fee: $18,000
Recorded Price: $540,000
Lender: $288,000
Close Time: 19 days

Why It Worked

  • Direct-to-seller contract

  • Existing mid-term rental income

  • Seller understood recorded price logic

Result

  • Wholesaler paid in full at closing

  • No renegotiation

  • No escrow delays

CASE STUDY 2: Multifamily — Memphis, TN

Asset Type: 12-unit Multifamily
FMV: $2,400,000
Wholesaler Fee: $36,000
Recorded Price: $1,080,000
Lender: $576,000
Close Time: 22 days

Why It Worked

  • Clean rent roll

  • No daisy chain

  • Fee disclosed on day one

Result

  • Title disbursed wholesaler fee

  • Seller payoff delivered exactly as modeled

  • Agent, wholesaler, lender all paid same day

CASE STUDY 3: RV Park — Oklahoma

Asset Type: RV Park (46 pads)
FMV: $3,800,000
Wholesaler Fee: $57,000
Recorded Price: $1,710,000
Lender: $912,000
Close Time: 21 days

Why It Worked

  • Property finder had direct seller authority

  • Existing cash flow verified

  • Fee fit inside the structure

Result

  • Finder paid at closing

  • Seller rolled portion happily

  • No retrades, no friction

Why We Close Under 23 Days (And Others Can’t)

Most buyers fail because they:

  • Argue about fees late

  • Need credit approvals

  • Raise capital after contract

  • Negotiate with emotions

We don’t.

Fees are modeled first. Funds are already allocated. Escrow just executes.

What Will Get Your Fee Reduced or Rejected

🚫 Daisy chains
🚫 Hidden markups
🚫 Emotional pricing
🚫 “Let’s see if this works” submissions
🚫 Fees that break seller payoff math

If your fee kills the deal, the deal dies.

The Bottom Line

If you bring:

  • Real control

  • Real income

  • Real sellers

You get:

  • Paid at closing

  • Fast decisions

  • Long-term relationship

Pretty Boi Estates™ does not squeeze wholesalers —
we reward precision.

Submit Deals To

📧
AcquisitionsDeskPrettyBoiEstates@kingjairealestategroup.zohodesk.com