Submit if…
- You have it under contract with assignable rights.
- There’s a real spread after closing costs.
- You want it moved fast without babysitting.
- You’d rather split a fee than sit on a dead file.
Disposition desk · others hold the contract · we hold the buyers
You got it under contract. We move it.
Dispo Dudes is not a we-buy-houses site. You already control the deal — we put it in front of a live buyer list and get it closed by assignment, double close, or we tell you in 24 hours the number is a wish. We never touch your seller unless you ask us to.
24hgo / no-go on a file
10–12%assignment fee, defended
40+buyers who actually close
0cold seller calls from us
FILE #DD-2291
MARKETToledo, OH
CONTRACT$142,000
ARV$219,000
SPREAD$18,400
DECISIONGO · 14h
Ticket DD-2291 · assigned in 3 days
This week
8/13
Files submitted that found a buyer.
Exit mix
Speed to first bid
Hours from file-in to first serious offer. Median 19.
How we move it
Three exits. One straight answer.
Assignment
Cleanest exit. We market your contract to our buyer list and assign it. You keep the paper; we take 10–12% of the fee.
Double close
When the spread is fat or the seller can’t see the assignment, we fund a same-day A-to-B / B-to-C with transactional capital.
The honest walk
If the number doesn’t work, we say so in 24 hours — no ghosting, no stringing you along on a dead file.
24-hour go / no-go
Every file gets a decision inside a day. You’re never left wondering whether we’re working it.
Vetted buyer list
Forty-plus buyers who’ve actually closed with us — funded, proof-of-funds on file, not tire-kickers on a Facebook group.
No cold seller calls
We’re a disposition desk, not an acquisitions team. We don’t call your seller, your list, or compete with you for deals.
From file to funded
Five moves. No theater.
- Submit the fileAddress, contract price, ARV comps, photos, and your assignment number. Ten minutes in the chat.
- 24-hour go / no-goWe underwrite the spread and check buyer appetite in your market. You get a yes, a no, or a “yes at this number.”
- We market itBlast to matched buyers, run showings if needed, and collect real offers — not lowball fishing.
- Pick the exitAssignment when it’s clean, double close when it isn’t. We handle title coordination either way.
- Close & get paidFunds clear at the table. Our 10–12% comes out of the assignment; you keep the rest.
Nationwide buyer network
Title coordination included
Transactional funding available
EMD protected in escrow
You keep the seller relationship
Live board
What’s moving right now.
| File | Market | Contract | Spread | Exit | Status |
|---|---|---|---|---|---|
| DD-2291 | Toledo, OH | $142k | $18.4k | Assign | Funded |
| DD-2288 | Memphis, TN | $88k | $12.0k | Double | At title |
| DD-2285 | Tampa, FL | $210k | $9.5k | Assign | 2 offers |
| DD-2280 | Cleveland, OH | $65k | $21.0k | Assign | Marketing |
| DD-2277 | Dallas, TX | $305k | $6.0k | — | No-go (thin) |
| DD-2274 | Phoenix, AZ | $260k | $15.5k | Double | Funded |
DD-2277 was a 24-hour no-go — a $6k spread on a $305k contract doesn’t survive closing costs. We told the wholesaler the same day, and they didn’t burn a week on it.
Buyer activity by weekday — midweek is when offers land.
The desk
Built for speed, not spin.
19hto first bid
62%files placed
11%avg fee
3.4dto close
Exit split (90d)
Assign
58% assignment, 27% double close, 15% walked.
Buyer close rate
74%
Accepted offers from our list that actually fund.
Fee pressure
Where our 10–12% lands after we defend the spread at the table.
Coverage
Where the buyers are.
OH · TN · FL
TX · AZ · GA
SFR & small multi
Cash buyers, POF on file
Transactional funding
Nationwide title network
Heaviest buyer density in the Midwest and Southeast. Outside our core, we’ll tell you the appetite before you file.
Desk board
Files on the clock right now.
FILEMARKET / EXITSPREADSTATE
2291Toledo · assign$18.4kFunded
2280Cleveland · assign$21.0k2 offers
2288Memphis · double$12.0kAt title
2277Dallas · —$6.0kNo-go
Green is placed, amber is in motion, red is a no-go we already called. You always know which one your file is.
The buyer list
Who’s actually closing.
| Buyer type | Prefers | Max price | Close speed |
|---|---|---|---|
| Flippers | SFR, cosmetic | $250k | 7–10d |
| Buy-and-hold | SFR & duplex | $180k | 14d |
| Small funds | Portfolios | $3M | 21d |
| Section 8 owners | C-class SFR | $120k | 10d |
| Cash flippers | Heavy rehab | $400k | 5d |
Every buyer on the list has closed at least one file with us. We prune the ghosts quarterly.
Who we work with
Bring us a real file.
Don’t submit if…
- You want us to buy your house — wrong desk.
- You don’t have it under contract yet.
- You want us to cold-call the seller for you.
- The spread only works if nothing goes wrong. It always does.
From wholesalers
What the desk delivers.
“Submitted Friday, funded Wednesday. They defended my fee at the table when the buyer tried to chip it. Kept the whole spread.”
— Marcus, Ohio wholesaler“The 24-hour no-go saved me. I’d have chased that Dallas deal for two weeks. They killed it in a day and I moved on.”
— Renee, Texas“They never once called my seller. That’s the whole reason I use a dispo desk instead of a co-wholesaler.”
— DeShawn, Florida“Double close funded same day when my seller wouldn’t sign an assignment. Clean.”
— Aly, ArizonaLast 90 days
The desk, by the numbers.
147files submitted
91placed with a buyer
$1.4Min assignment fees moved
3.4dmedian file to close
Placement rate
Trending up as the buyer list gets pruned and deepened.
No-go honesty
15%
Files we killed inside 24 hours instead of stringing along.
Repeat wholesalers
66%
Submitters who send us a second file within 60 days.
The clock on a file
What 24 hours looks like.
File in. We pull comps and check buyer appetite in the market.
Underwrite the spread against closing costs and title timeline.
Go / no-go — and if go, the number we’ll defend.
Market to matched buyers, collect real offers.
Assign or double close. Funds at the table.
Desk hours
| Mon–Fri | 7:00–19:00 CT |
| Saturday | 9:00–13:00 CT |
| Go/no-go clock | Runs 24/7 once filed |
| Closings | Coordinated to title hours |
What it costs
You only pay when it moves.
LookFree24h go / no-go
- Spread underwrite
- Buyer-appetite check
- Straight yes / no / number
- No charge if we pass
Move10–12%of the assignment fee
- We market to the buyer list
- Assignment or double close
- Title coordination
- We defend your fee at the table
PartnerFee splitrecurring paper
- For steady deal flow
- Priority underwriting
- Transactional funding access
- Preferred buyer matching
Dispo Dudes is a Clawsum brand. Double-close funding and title costs are quoted per file — no surprise line items.
Before you submit
Questions wholesalers ask.
Is this a we-buy-houses company?
No. We don’t buy your deal and we don’t solicit sellers. You bring a contract you already control; we move it to an end buyer. It’s a disposition desk, full stop.
What’s the fee, really?
10–12% of the assignment fee, taken at closing. Free until it closes — if we can’t place it or we pass at the 24-hour mark, you owe nothing.
Will you talk to my seller?
Only if you explicitly ask us to. By default we never contact your seller, so there’s no risk of us going around you or spooking the deal.
What’s the difference between assignment and double close?
Assignment transfers your contract to the buyer for a fee — cleanest and cheapest. A double close funds an A-to-B then B-to-C on the same day, used when the spread is large or the seller won’t sign an assignment.
How do I submit — and what does the chat do?
Start the chat with the address, contract price, ARV, and assignment amount. It kicks off the 24-hour go/no-go — it’s the desk’s intake, not a lead form.