Creating a Marketing Package

A marketing package is the single most important asset you have when selling a wholesale deal. It is the first thing buyers see, and it determines whether they take your deal seriously or skip to the next email in their inbox. Deal Run builds your marketing package from the analysis data you have already entered, so most of the work is done before you even open the editor.

This guide walks through the full process: navigating to the marketing page editor, understanding what auto-populates, setting your asking price, writing a compelling description, using AI-generated pitch ideas, running through the pre-publish checklist, and previewing your package before it goes live.

Getting to the marketing page editor

Marketing packages are created from within a deal. You must have a deal in your pipeline before you can build a package for it. If you have not added a deal yet, go to your Deals page and create one first.

Once your deal exists, there are two ways to reach the marketing editor:

1. From the deal detail page: Open any deal from your Deals list. In the deal header, you will see navigation links for the different stages of analysis. Click Sell > Market to go directly to the marketing package editor for that deal.
2. From the sidebar: If you have a deal selected as your active subject property (shown in the Deal Context Banner at the top of the app), you can navigate to Sell > Market from the sidebar at any time. The marketing editor will load with the context of your currently selected deal.

If you navigate to Sell > Market without a deal selected, you will be prompted to choose or create a deal first. Every marketing package is tied to exactly one deal in your pipeline.

What auto-populates from your analysis

Deal Run eliminates most of the manual data entry that goes into building a marketing package. When you open the marketing editor, the following fields are pulled directly from your deal and analysis data:

• Property specs: Address, beds, baths, square footage, lot size, year built, property type, garage count, pool. These come from the property detail data that was loaded when you first added the property.
• Photos: Any photos you have uploaded to the deal are automatically included in the marketing package. The primary photo you set becomes the hero image.
• ARV (After Repair Value): If you have run a comp analysis on the ARV tab, the estimated after-repair value is pulled into the marketing page. Buyers see this number alongside your asking price so they can immediately evaluate the spread.
• Repair estimate: If you have completed a repair analysis (either manual or AI-assisted from uploaded photos), the total estimated repair cost is included. This is broken down by exit strategy -- flip, rental, and wholesale repair costs may differ based on scope of work.
• Exit strategy numbers: The flip profit projection, rental cash flow analysis, and MAO (Maximum Allowable Offer) calculations from your analysis tabs are incorporated into the package. Buyers can toggle between flip and rental calculators directly on the marketing page.
• School data: Nearby schools with ratings, sorted by elementary, middle, and high school, are automatically included.
• Flood zone: FEMA flood zone designation and any applicable flood disclosure language are displayed. This is sourced from FEMA NFHL data and auto-populated.
• Location data: Latitude, longitude, and a Google Maps embed showing the property location with nearby comps.

Setting the asking price

The asking price (also called the marketing price) is the single most scrutinized number on your marketing page. It is a Tier 2 field, meaning you set it yourself -- it is not auto-calculated from the data.

When setting your asking price, consider the following:

• Your contract price plus your assignment fee. Your asking price should cover your contract price with the seller plus the profit margin you want to make on the assignment. A typical assignment fee ranges from $5,000 to $20,000 depending on the deal size and market.
• The buyer's margin. An experienced investor will calculate ARV minus repairs minus your asking price to determine their potential profit. If that number is not attractive enough (most flippers want at least 15-20% net profit on ARV), they will not submit an offer no matter how good your marketing page looks.
• Market comparisons. If similar deals in the same area are being marketed at lower prices, your deal will sit. Use your comp data to sanity-check your pricing.
• Room for negotiation. Some wholesalers price slightly above their target to leave room for a counter-offer. Others price at their firm number and negotiate on terms (closing timeline, EMD amount) instead. Either approach works as long as your initial price does not scare buyers away before they read the details.

You can change the asking price at any time, even after the marketing page is published. Price reductions are a common follow-up strategy -- if your initial blast does not generate enough interest after 3-5 days, a price adjustment can re-engage buyers who were on the fence.

Writing a compelling description

The description field is your opportunity to tell buyers what makes this deal worth their time. This is not an MLS listing description aimed at homeowners. Your audience is investors who evaluate deals based on numbers, condition, and upside potential.

An effective deal description should cover:

1. Condition summary in plain language. "Needs full kitchen remodel, both bathrooms updated, new flooring throughout, and exterior paint. Roof replaced 2019, HVAC 2021, foundation solid." Be specific and honest. Investors respect transparency more than salesmanship.
2. What makes the deal attractive. This could be the location (great school district, appreciating area), the spread (70% of ARV minus repairs leaves $35K+ flip profit), the property type (rare duplex, corner lot, large garage), or the terms (close in 14 days, clear title, no HOA).
3. Any red flags, addressed upfront. If there is a foundation issue, disclose it and note that your repair estimate accounts for it. If the property is in a flood zone, state it clearly. Buyers will discover these issues during due diligence anyway -- disclosing them upfront builds trust and prevents wasted time.
4. Exit strategy fit. Tell buyers whether this is a flip opportunity, a rental play, or both. "This property works as a flip at $235K ARV with $28K in repairs, or as a rental generating $1,850/mo at 8.2% cap rate after light cosmetic rehab."

Keep the description between 100-200 words. Longer is not better. Investors are reading dozens of deal emails per day -- concise, data-rich descriptions outperform long narratives every time.

AI pitch idea generation

If you are staring at a blank description field and struggling with what to write, Deal Run includes an AI-powered pitch idea generator. This feature analyzes the property data, your comp results, repair estimates, and exit strategy numbers to suggest description copy tailored to the deal.

The AI considers the following when generating pitch ideas:

• The spread between asking price and ARV (and whether it is attractive for the target buyer type)
• The scope and cost of repairs relative to the property value
• The neighborhood, school ratings, and recent comp activity
• Whether the deal is better suited for flippers, landlords, or both
• Any standout features (large lot, recently replaced major systems, no HOA, multiple exit strategies)

You can use the AI suggestions as-is or as a starting point that you edit. The best descriptions combine AI-generated structure with your firsthand knowledge of the property -- details like "seller is motivated and flexible on closing date" or "neighbors confirmed the street floods during heavy rain" that only come from your direct interaction with the deal.

Package checklist

Before publishing your marketing package, run through this checklist to ensure you are not missing anything that would cause a serious buyer to pass:

• Photos (8-15 minimum): Exterior front, back, and sides. Kitchen, all bathrooms, all bedrooms, living areas. Any damage or notable features. If no interior access, state that clearly and use Google Street View for exterior.
• Comp analysis (ARV): At least 3-5 comparable sales within a reasonable radius and timeframe. Buyers will verify your ARV against their own data -- if your number is inflated, they will not trust the rest of your package.
• Repair estimate: A line-item breakdown by category (kitchen, bathrooms, flooring, exterior, mechanical, etc.) is far more credible than a single lump-sum number. Upload photos for condition assessment if you have interior access.
• Exit strategy numbers: At least one of flip analysis or rental analysis should be completed. Showing both gives the broadest buyer appeal.
• Description: 100-200 words covering condition, opportunity, and terms. No fluff. No MLS-style prose. Data and honesty.
• Asking price set: The marketing price field must be filled in. A marketing page without an asking price will not generate offers.
• Primary photo selected: The hero image should be the best exterior shot of the property. This is the first visual impression in email blasts and social media previews.

Preview before publishing

Before your marketing page goes live, use the Preview function to see exactly what buyers will see. The preview renders the full marketing page -- hero photo, specs bar, KPI row (ARV, repairs, potential profit), description, flip calculator, rental calculator, school data, flood disclosure, and offer submission form.

Check the following during preview:

• Hero photo quality: Is the primary image clear, well-lit, and properly oriented? This image also appears in email blast thumbnails and social media link previews.
• Numbers consistency: Do the ARV, repair estimate, and asking price tell a coherent story? If your asking price is higher than ARV minus repairs, something needs adjustment.
• Description readability: Read the description on a mobile screen. Is it scannable? Does it answer the three questions every buyer has: what does it need, what is it worth, and how much can I make?
• Calculator accuracy: Open the flip calculator and rental calculator. Verify that the inputs (ARV, repairs, holding costs, rent estimate) produce reasonable output. Buyers will use these calculators to validate your deal -- if the numbers do not work in the calculator, they will not submit an offer.
• Offer form: Confirm the offer submission form is visible and functional at the bottom of the page. This is how buyers submit offers directly through your marketing page.

Once you are satisfied with the preview, toggle the publish switch to make the page live. Your marketing package is now accessible at its unique URL and ready to share with your buyer list.

For details on sharing your published package, see Sharing Your Package Link. For guidance on what to photograph and how to order your images, see Adding and Ordering Photos.