Your seller is under contract. Your end buyer was lined up — then their hard money loan was denied, leverage got cut, or they ghosted because financing fell through. Reassigning is the default move, but it costs time, credibility, and spread. When a wholesale buyer can’t close because of financing — not because they flaked — Second Look may still save the deal.
For end-buyer loan options see end-buyer financing. For the full pipeline see wholesale deal financing. To vet buyers before assignment see wholesaler proof of funds.
Why wholesale buyers fail to close
| Cause | Rescue potential | Next step |
|---|---|---|
| Hard money / DSCR declined | High — different lender or leverage | Submit Second Look |
| Lender backed out late | High — timeline dependent | See hard money lender backed out |
| Fake POF / no real capital | Low — vet buyers better | Wholesaler proof of funds |
| Buyer cold feet | Low — financing rescue won’t fix | Reassign or release |
| Double-close funder pulled | Medium — both legs review | Transactional funding + Second Look |
Rescue vs. reassignment
| Second Look rescue | Reassignment | |
|---|---|---|
| Buyer | Same vetted end buyer | New buyer from marketing |
| Timeline | Often 7–10 business days on complete file | Often 1–3 weeks to re-market |
| Spread | Preserves negotiated assignment fee | Resets negotiation |
| Best when | Financing failed, buyer still wants deal | Buyer flake, bad economics, or clock too short |
Run the math on your A-side deadline before defaulting to reassignment.
Wholesale rescue workflow
- Confirm the buyer still wants the deal and can perform at revised leverage
- Gather A-side and B-side contracts and title contact
- Submit Wholesaler Second Look with failure reason, original term sheet, and A-side deadline
- Parallel transactional funding if structure is double close
- Reassign only if rescue timeline exceeds A-side contract
Do not tell the seller financing failed until step 3 confirms no path — premature notice kills extension leverage.
Assignment vs. double close — different rescue paths
Assignment: End buyer needs full end-buyer financing — hard money, DSCR, or bridge on the B-leg. One purchase loan, one close.
Double close: A-leg transactional funding and B-leg purchase financing must coordinate same day. When the B-buyer’s lender pulls, you need parallel rescue on the purchase loan while the transactional letter stays valid.
Include structure type on every submission.
Product-specific B-leg failures
End buyers planning hold exits often hit DSCR loan denied on STR income or coverage — see DSCR loan denied. Flip buyers hit hard money loan denied on LTC or experience — see hard money loan denied. Late retrades and silence map to hard money lender backed out. The rescue product matches the buyer’s actual plan — upload the original term sheet so Second Look sees what broke.
What to submit
- A-side and B-side contracts
- End buyer entity and contact (with permission)
- Original term sheet and decline or back-out documentation
- Scope/budget (flip) or rent roll (rental)
- A-side hard close date
- Whether transactional funding is needed on A-leg
Complete qualified B-leg rescues often close in 7–10 business days. Call (833) 264-7776 when A-side expires within 48 hours.
jakenfinancegroup.com/rescue · jakenfinancegroup.com/saveadeal
A-side clock math — when to reassign
| A-side days left | Rescue viable? | Wholesaler move |
|---|---|---|
| 10+ | Yes — submit Second Look first | Parallel backup buyer quietly |
| 5–9 | Yes if file complete today | Call (833) 264-7776 |
| 2–4 | Maybe — rescue priority | Extension request to seller |
| 0–1 | Unlikely | Reassign or release |
Spread preservation favors rescue when the buyer still wants the deal and only financing failed — not when the buyer never had capital.
Documents title needs before rescue review
Title should remain open with the same escrow officer when possible — switching title mid-rescue adds 2–4 days. Provide:
- Escrow contact and file number
- Whether earnest money is still in play
- Assignment fee amount and wire instructions
- Any seller extension already granted in writing
Prevent the next failure
Tighten buyer vetting before assignment — wholesaler proof of funds. Match buyer plan to product on end-buyer financing before marketing the deal. Keep one backup buyer warm on deals with assignment fees over $75,000.
Submit wholesale rescue · Pipeline overview: wholesale deal financing