Frequently Asked Questions

Nothing to request an offer or turn one down. We don't charge you a fee or agent commission. Seller-side closing costs or adjustments, when applicable, are shown in the closing figures and may reduce your net proceeds.

No. The form starts a conversation. You're not committed to anything until you sign a written purchase agreement, and you're free to have an attorney review it first.

Nope. If you say no, that's a complete answer and we'll leave you be — unless you ask us to stay in touch or we both agree to reconnect later.

A wide range of conditions. Roof damage, foundation issues, plumbing and electrical problems, fire or water damage, and decades of deferred maintenance don't automatically rule a property out. We generally buy as-is, so you usually don't need to make repairs first.

Not for ordinary household contents. Take what you want and, in most cases, you can leave the rest. If you know of anything that may be hazardous, contaminated, or require special handling, tell us as early as you can so it can be addressed appropriately. Some materials can't safely or legally be handled the way ordinary trash is handled and may require a proper disposal program or qualified professional.

That's often workable. Tell us about the lease and who's occupying the property. We'll factor the tenancy into the transaction rather than assuming the house has to be vacant, while respecting the lease and applicable law.

Sometimes — it depends on the land, the park, and the title situation. Ask us about the specific property rather than assuming either way.

We start with recent comparable sales to estimate the property's after-repair value (ARV), then account for estimated repairs, holding costs, acquisition and resale costs, and our Negotiation Room + Assignment Fee. The final number reflects the economics of the property and the transaction, not just its physical condition. See How It Works for the full example.

A cash investor offer and a traditional listing are two different routes. A listing exposes the property to the broader market and may produce a higher price, but it can also require more preparation and time, and neither finding a buyer nor reaching closing is guaranteed. Our offer is based on buying as-is and accounting for repairs, holding costs, acquisition and resale costs, and transaction risk. The trade-off is generally greater convenience and less preparation versus the possibility of a higher price through broader market exposure. Which route fits your priorities is your decision.

The best way is to ask how the number was built. We don't start by picking an arbitrary discount from your asking price. We estimate a realistic resale value from comparable sales, then account for the property's condition and the costs and risks of buying, holding, and reselling it, including our Negotiation Room + Assignment Fee. That can put an investor offer materially below what a seller might hope to receive through a traditional listing, but they're different transaction models. If maximizing price is your main priority and you have the time and flexibility for a conventional sale, broader market exposure may offer more price potential — if it results in a completed sale. If an as-is sale with less preparation matters more, our offer gives you a different trade-off to compare. If you ask, we'll walk you through the assumptions behind our number.

We aim to give you a number we'll stand behind. If legitimate new information materially changes the property or transaction — for example, previously unknown structural damage — we'll explain what changed and, if necessary, propose a written change rather than quietly chipping away at the price. Seller mortgages, liens, taxes, and similar obligations are separate from property-condition underwriting and do not automatically change the Purchase Price; they may reduce your net proceeds at closing.

Best case scenario: about a week. When everything lines up — title is clear, escrow can move promptly, and funding is ready — a straightforward transaction can sometimes close that quickly. Other transactions take longer, and we can also work toward a later closing when more time is needed. The scheduled closing date is agreed in the written purchase agreement, and actual timing can depend on escrow, title, funding, and other transaction-specific matters.

That's common. The escrow and title process obtains payoff information and identifies mortgages, liens, back taxes, reverse mortgages, or other amounts that need to be addressed for closing. Those amounts are generally addressed from the seller's proceeds when sufficient, and they can reduce your net proceeds without changing the Purchase Price. The exact amounts are reflected in the closing figures.

We close through independent escrow, with title work handled by a qualified title company. Escrow coordinates the closing and disburses funds, while the title process confirms ownership and identifies mortgages, liens, or other title issues that need to be addressed. We don't close transactions ourselves.

That's often workable. The person with legal authority for the trust or estate signs, and the escrow and title process confirms what authority and documents are required before closing. You don't necessarily need probate finished just to ask for an offer — many people contact us early simply to understand the number. More on inherited houses.

No. We're buyers, not your agents. We don't represent you or list your house, and we don't earn a commission for doing so. We may complete the purchase ourselves or, when the written agreement permits it, assign our contractual Buyer position and equitable interest to another buyer. We make money through our own purchase or assignment transaction — not by acting as your representative or charging you an agent commission.

No. We're not a lead broker.

Yes, sometimes. We may either complete the purchase ourselves or have another buyer step into our contractual position before closing, as permitted by the written agreement and applicable law. In doing so, we'd assign our contractual Buyer position and any associated equitable interest — not your legal title — and the Buyer at closing would complete the purchase from you. The written purchase agreement discloses this possibility.

Verify us the same way you should verify any buyer. Ask who will handle escrow and title and independently look up those companies. Check our BBB Business Profile and accreditation status. Read the written purchase agreement, or have an attorney review it before signing. We invite you to verify these things rather than simply take our word for it. How to vet a cash buyer.