Cardinal & Oak · For Investors — Connecticut Off-Market Deal Flow · Disclosed Fees, Assignments Only
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Cardinal & Oak Transparent Wholesaling
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For Connecticut Cash Buyers

Disciplined deal flow.
Disclosed terms.

Cardinal & Oak is a transparent Connecticut real-estate wholesaler. We source off-market properties, contract with the seller, and assign the contract to a vetted cash buyer from our network — with our assignment fee disclosed in the contract itself. Tell us your buy box. We'll send deals that match it.

Join the Investor Network → See the Deal Flow

Four reasons to join the list.

We're building the investor network that the Connecticut wholesale category has needed for a long time: serious deals, clean documentation, and every term on the table before you commit.

i. Every fee in writing

You see our assignment fee inside the contract — not quoted separately, not hidden in spread. Your cost basis is unambiguous before you wire earnest money.

ii. No blind tours

Every deal packet includes interior/exterior photos, walkthrough notes on condition, ARV comp pulls, and rehab estimate. You decide to pursue before you spend drive time.

iii. Pre-qualified sellers

We screen sellers for motivation, title clarity, and realistic pricing expectations before writing a contract. The deals that reach you have already passed our underwriting.

iv. Assignments, not double-closes

We assign contracts — we do not take title or run double-closings. Your legal entity closes with the seller, the deed records in your name, you own the asset outright on day one.

§ 01  —  Deal Flow

Four steps. Clock runs fast.

From the moment a deal hits our network to the day title records. Typical velocity is 14–30 days. Moves faster if the first POF submission is clean.

i.

Deal announced

You receive a complete deal packet by email: address, condition, comps, rehab estimate, contract price, our assignment fee, and cost basis. 48-hour window to submit POF.

ii.

POF review

Submit proof of funds — bank letter, HELOC, private lender LOC, or transactional funder commitment. First complete POF submission gets priority. Showings scheduled after review.

iii.

Assignment executed

Assignment agreement signed. Earnest money delivered to escrow. Your legal entity is named in the seller's contract. Cardinal & Oak steps out of the transaction at this point.

iv.

Closing

A licensed Connecticut attorney handles the closing. You wire funds. Deed records in your entity's name. You own the asset and can immediately begin rehab, hold, or resale plans.

Investor Intake

Tell us your
buy box.

The more we know about your preferences, the better we can match. Every field below helps — though only a few are required. This form is for qualified cash buyers — operators closing at least one Connecticut transaction in the past 12 months, or with documented liquid capital ready to deploy.

  • Your information stays private. We don't sell it, share it, or broker it. Used only to send you deals that match your criteria.
  • No fees to join the list. Ever. If anyone claiming to represent us asks for a reservation fee or deposit to receive deals, they don't.
  • You control contact frequency. Reply STOP to any text or email at any time — we honor it immediately.
  • Tire-kickers get filtered. If your POF doesn't check out on the first deal we match you to, we'll let you know what's needed — but we don't keep sending packets into the void.

Investor application.

Takes about 3 minutes. We review every submission personally — no automated filters. Expect a response within one business day.

Target Connecticut counties*
Property types you buy*

Your information is held in confidence. Never shared with other investors on the list. Never sold.

§ 02  —  Questions

Questions worth asking.

The ones that come up most often on the first call with a new investor.

What kind of deals should I expect?
Connecticut off-market SFRs and small multifamily, mostly distressed or motivated-seller situations: inherited property, divorce, tired landlord, significant deferred maintenance, relocation. Purchase prices typically $100k–$600k, with assignment fees in the $5k–$25k range depending on the spread. We aim for every deal packet to show a conservative 70% ARV-minus-rehab ceiling for the end buyer.
How is your assignment fee disclosed?
Inside the contract. The purchase-and-sale agreement between us and the seller names Cardinal & Oak as a wholesaler and states our assignment fee in dollars. When we send you the deal packet, you see that exact number before deciding whether to pursue. No spread, no discovery fee, no mystery.
Do you do double-closes?
No. We assign the contract to your legal entity and step out of the transaction. Your entity closes directly with the seller, takes title, and the deed records in your name. This keeps the transaction clean for both sides and avoids the complications of a wholesaler holding title for even a few hours.
What counts as acceptable proof of funds?
Any of the following, dated within 60 days: bank statement or letter showing liquid reserves sufficient for the purchase, HELOC commitment letter, private lender or hard money lender commitment letter, or a transactional funder pre-approval. Transactional-only buyers can still participate, but first-priority assignments go to buyers with direct access to funds.
What's the EMD (earnest money) expectation?
Typically $2,500–$10,000 depending on the deal size. EMD is held in the closing attorney's IOLTA escrow account and is refundable only during the standard contingency windows we'll outline on each deal. After the assignment is executed, EMD becomes non-refundable except for title defects or failure of the seller to perform.
How often will I receive deal announcements?
Depends on our deal flow and your buy box. Early on, expect 1–4 deals per month. We prioritize matching — you won't receive announcements for properties that fall outside your stated county, price range, or condition tolerance. Quality over volume.
Is my information kept private?
Yes. We don't share your information with other investors on the list, we don't sell it to data brokers, and we don't use it for anything outside matching you to deals that fit. When you're assigned a contract, your entity name goes to the seller's closing attorney and the seller — that's the only onward disclosure. See our Privacy Policy for specifics.
What's Cardinal & Oak's relationship to the homeowner side?
We source sellers through our own marketing and brand (cardinalandoak.com), not through agents or buyer brokers. We're a transparent wholesaler on both sides of the transaction — the homeowner knows we're assigning to a buyer in our network, the buyer knows what we're paid, and every disclosure is in writing before anyone signs. See how wholesaling works for the plain-language explainer.
Are you compliant with CT Public Act 25-168?
Yes. PA 25-168 takes effect July 1, 2026 and governs real-estate wholesaling in Connecticut. Cardinal & Oak will register with the CT Department of Consumer Protection before the effective date. Every one of our seller contracts already reflects PA 25-168 requirements: three-business-day seller cancellation right, 90-day maximum close window, assignment disclosure, attorney-handled closing.