Frequently asked questions.

That's the right question to ask, and we won't deflect it. The honest answer is: our offer will be lower than what a fully renovated, market-ready home would sell for through an agent at peak timing. We're buying as-is, and we're taking on the risk and cost of any needed work. That has to be factored in.

What we can promise is that our offer reflects the actual condition of your property and the local market — not an arbitrary low number we plan to negotiate up from. We put forward our real number the first time. We'll also explain how we got there, so you can evaluate it on its own terms.

For many sellers, the value isn't just in the price — it's in avoiding months of uncertainty, skipping major repairs, and not paying commissions. When you account for all of that, the math often looks different than the headline number.

None. We are the buyer — not a middleman, not a referral service. We don't charge fees to evaluate your property, make you an offer, or proceed to closing. We also cover standard closing costs, which means the offer we give you is what you walk away with.

There are no commissions because there are no agents. You don't need to hire representation on your side, though you're always welcome to consult an attorney if that gives you peace of mind.

We start with what comparable homes in your area are actually selling for — not list prices, but closed sales. We then factor in the property's condition and what it would cost to bring it to a marketable standard. We also factor in carrying costs, our target return, and the local market's direction.

We don't have a formula we hide from you. If you want to understand how we arrived at a number, we'll walk through it. The goal is for you to feel like you made an informed decision — not just one you couldn't push back on.

No. Not a thing. Leave the furniture, leave the boxes in the garage, leave the items you don't want to deal with. We take the property in its current state and handle everything that comes after closing ourselves.

This matters most for sellers dealing with an estate — sorting through a lifetime of belongings is exhausting and emotionally difficult. You don't have to do it alone, and you don't have to do it before we close. Take what has meaning to you and leave the rest.

Condition doesn't disqualify a property — it just shapes the offer. We regularly purchase homes with fire damage, foundation issues, significant mold, outdated electrical or plumbing, open code violations, and deferred maintenance that would frighten off traditional buyers.

If a property has outstanding city or county violations, we'll factor the remediation cost into our offer and handle the resolution process ourselves after closing. You're not responsible for fixing anything.

We can purchase properties with tenants in place — whether those tenants are paying, non-paying, or in the middle of an eviction process. This is one of the more common situations we navigate.

We'll ask about the tenant situation upfront so we can account for it in our offer and our timeline. You are not expected to resolve the tenancy before selling — that becomes our responsibility once we own the property.

Probate properties are something we work with regularly. You don't need to wait until the estate is fully settled to start a conversation — in fact, starting early gives you more flexibility in how the process is structured.

If the property is still in probate, we can work alongside the estate attorney and coordinate a closing once the court approves the sale. If you're the executor and have the authority to sell, we can often move more quickly. Either way, we understand the process and won't add confusion to an already difficult situation.

If there are multiple heirs involved, we can structure the purchase to distribute proceeds accordingly at closing — coordinated through the title company.

Liens and encumbrances don't automatically prevent a sale — they just have to be resolved at closing. In most cases, outstanding liens (including mechanic's liens, judgment liens, and back property taxes) are paid off from the proceeds of the sale through the title company.

We'll ask about any known encumbrances when we talk, and we'll do a title search as part of our process to identify anything we need to plan around. You don't need to have a clean title before reaching out — just be upfront about what you know.

No. As long as a foreclosure sale hasn't actually occurred, you typically still have options — and a direct sale is often one of the best ones. Selling before a foreclosure is completed protects your credit, eliminates the debt, and may result in proceeds for you if there's equity in the property.

Time matters in these situations. If you've received a notice of default or a notice of sheriff's sale, reach out as soon as possible — even if you're not sure you want to sell. We can give you a clear picture of your options and timeline without any obligation.

The 14-day number is real. We're not financing-dependent, so we don't need appraisals or loan approvals to close. The limiting factors are typically the title search and your own readiness — if the title comes back clean and you're ready to go, two weeks is achievable.

If you need more time — to make moving arrangements, settle the estate, give a tenant proper notice, or simply feel ready — we'll wait. We don't rush sellers who need breathing room.

None, at any point before you sign a purchase agreement. Submitting your contact information, having a phone call, and receiving a written offer are all completely obligation-free. You can take the offer, decline it, or sit with it for a week — we won't pressure you.

Even after signing a purchase agreement, applicable state law provides certain protections for sellers. We'll make those clear if and when we get there. Our goal isn't to trap you into anything — it's to earn your trust and close when it makes sense for both of us.

It's a fair and important question — there are people in this industry who aren't serious buyers. Here's what distinguishes a credible direct buyer: we don't ask for money upfront, we don't ask you to sign over title before closing, and we work through a licensed title company for every transaction.

We encourage you to do your due diligence. Look us up. Ask us questions. Consult an attorney before signing anything if you'd like. A buyer who discourages you from verifying who they are is a red flag — we're not that.