Louisiana wholesaling law · checked October 21, 2026
The short answer — Louisiana
Yes — without a license, but with the heaviest disclosure pack in the disclosure tier: a statutory notice in the contract, the state cancellation form, a 5-day cancel-for-any-reason window, and a deposit of at least 1% held properly. Louisiana regulates the paperwork, hard.
Rule: La. R.S. §§ 37:1431(35)–(37), 37:1448.5 (Act 807 of 2026, HB 468) · In force: August 1, 2026 · Penalty if ignored: Noncompliant contracts are voidable by the seller any time before title transfer; violations are an unfair trade practice and a license-law violation, with civil penalties up to $5,000 per violation.
Checked October 21, 2026 against the official source: www.legis.la.gov. Information only — not legal advice.
Louisiana's Act 807 sits inside the License Law but does not require a wholesaler to hold a license — it bars claiming one you do not hold. Before each contract, the wholesaler must prominently disclose in writing: the intent to assign or sell the contract rights for a higher price or market them for gain, that the seller should seek legal advice, and that the seller may cancel for any reason for at least 5 days. The contract must carry the statutory 'NOTICE REQUIRED BY LOUISIANA LAW' and the LREC cancellation form. The deposit must be at least 1% of the price, in the seller's account or an in-state escrow. The definition includes double closings without the buyer's own funds, and marketing contract rights creates a presumption of wholesaling. Banned: acting as the seller's advisor, false license claims, and clouding title with liens or recorded memoranda.
No. Louisiana asks for written disclosure, not a license. Yes — without a license, but with the heaviest disclosure pack in the disclosure tier: a statutory notice in the contract, the state cancellation form, a 5-day cancel-for-any-reason window, and a deposit of at least 1% held properly. Louisiana regulates the paperwork, hard.
Double closing does NOT get you out of Louisiana's rules — the definition expressly includes double closings where the buyer is not using its own funds, and marketing contract rights creates a presumption of wholesaling.
Scope: 1–4 unit residential property. Cancellation: 5 calendar days to cancel for any reason, counted from the later of seller/wholesaler execution. Source: official text / regulator page.
The free checker asks five questions — your state, your license, your deal count, how you will market, your structure — and computes your verdict with the citation attached.
The statutory disclosure forms, the deal calendar, the marketing words sheet and the walk-throughs for Louisiana's tier — rendered from the same checked dataset as this page — live in the kit.
Included in the $49 Compliant Path Kit