Most people think real estate wholesaling = residential. Find a distressed house, lock it up, assign it.

That works. But the margins are small and the competition is insane.

Commercial wholesaling is a different game entirely. Bigger deals, fewer players, and assignment fees that can hit $20K-$50K+ on a single contract.

Here's what I've learned doing this:

1. Forget the MLS.

The best commercial deals are off-market. Driving for dollars doesn't work here — you need to pull tax records, identify absentee owners of strip malls, small office buildings, and vacant lots. Then hit them direct with a letter or cold call.

2. You don't need to understand everything about the property.

You need to understand the numbers. What's the NOI? What cap rate are buyers in that submarket paying? If a building is producing $80K/year in rent and investors are buying at a 7 cap, you know it's worth ~$1.14M. Lock it up below that and you've got a deal.

3. The buyer list is everything.

In residential, you're selling to flippers. In commercial, you're selling to funds, syndicators, and 1031 exchange buyers. These people are actively looking to deploy capital. Build relationships with commercial brokers and you'll never struggle to move a contract.

4. Due diligence is where most people choke.

Environmental reports, zoning, title — commercial has more layers. But here's the thing: your buyer handles most of that. Your job is to get the property under contract at the right price. Period.

5. You don't need money or experience.

I started with zero. No license, no capital, no connections. Just a phone, public records, and the willingness to get told "no" 50 times before someone said "yes."

The barrier to entry in commercial wholesaling isn't money — it's knowledge. Most people don't even know this is possible.

If you want to learn the full system — how I find deals, run comps on commercial properties, structure contracts, and build a buyer list — that's exactly what we break down inside NPL.Co.

We're a small group right now. Keeping it tight on purpose. $25 one-time gets you in.