We'll tell you what your house is worth to us, and how we got the number.

It's a fair question and you should keep asking it of everyone, including us. Here's what makes a transaction safe rather than any promise we could make: the money moves through a licensed title company or closing attorney, not through us. You sign a standard purchase agreement you're free to have reviewed. Nothing is ever asked of you financially.

Use the five checks in the section above on us the same way you'd use them on anyone else. If we ever fail one of them, don't sell us your house.

Our offer will be below retail market value. That's not a lowball, that's arithmetic, and the worksheet above shows exactly where every dollar of the difference goes. Repairs, resale costs, the renovating buyer's profit, and our fee.

What we won't do is give you a number without the math behind it, quote high to get a contract signed and then renegotiate after inspection, or pretend the offer is close to what a listed sale would bring.

A purchase agreement is a contract giving someone the right to buy your house at an agreed price. An assignment transfers that right to another buyer, who then closes on it under the same terms you agreed to.

Your price and the terms you agreed to do not change. The practical difference to you is that the name on the closing paperwork may not be the company you first spoke with. We disclose this in writing in the agreement, every time.

No. An offer is information, not an obligation. There's no fee for getting one, no penalty for declining, and no contract until you sign a purchase agreement. Say no and we'll take you off our list if you ask.

Nothing. No commission, no listing fees, no closing costs on your side, no repairs, no cleanout, no staging, no inspection you pay for. The number on the offer is the number that gets wired to you, minus only what you already owe on the property, such as a mortgage payoff, liens, or unpaid property taxes.

We work nationwide. In markets where we don't hold property ourselves, we work with vetted local cash buyers and closing attorneys who do, which is exactly what the assignment process is for.

If we genuinely can't serve your market or your property doesn't fit what our buyers want, we'll tell you that on the first call instead of stringing you along.

Ten to twenty-one days is typical, and the limiting factor is almost always the title search, not us. A clean title with no surprises can go faster. Probate, unknown heirs, unreleased liens, or a contested divorce will take longer, sometimes considerably.

We'll give you a realistic window once we've seen what's on title rather than a number designed to sound impressive, and we'll tell you as soon as anything changes it.

No, and you don't need to apologize for it either. We buy houses with active leaks, mold, fire damage, hoarding conditions, failed septic systems, open code violations, and decades of deferred maintenance.

You do not need to clean, remove furniture, or haul anything away. Take what you want to keep and leave the rest. That's genuinely easier for us than an empty house we have to guess about.

Yes, occupied and mid-lease, including situations where the tenant hasn't paid in months. We'll need the lease and the payment history. Please don't start an eviction on our account before we've talked, since in some cases a sitting tenant makes the property worth more to our buyers, not less.

Call rather than fill out the form, and do it today. Pre-foreclosure timelines are set by state law and by the court, not by us, and options narrow sharply as the date approaches.

Be aware that selling is not your only option, and depending on your equity and timeline it may not be your best one. Loan modification, reinstatement, forbearance, or a short sale might serve you better. A HUD-approved housing counselor will discuss all of those with you for free, and we'd rather you make that call first.

Very common. Whether you can sell depends on whether the estate has gone through probate, whether you've been appointed executor, and whether other heirs are involved. We work with estate attorneys regularly and can close once the estate has authority to convey.

If probate hasn't started, we can talk now and time the closing to when it clears. There's no cost to having the conversation early.

Then a cash sale probably can't work without your lender agreeing to accept less than the full payoff, which is called a short sale. Those are slow and the bank drives the outcome, not us. Tell us your approximate balance on the first call and we'll tell you straight whether there's a deal here.

We do not record a memorandum of contract or any other instrument against your title. Some buyers do this to prevent you from selling to anyone else, and it can cloud your title for months after a deal falls apart. Ask every buyer you speak with about this specifically.

No. We're an investment company buying for our own account or for our buyer network. We don't represent you, we aren't paid a commission, and we owe you no fiduciary duty, which is precisely why you should have your own attorney review anything before you sign it. We say that on every call.

If we contacted you first, it came from public records such as county tax rolls, recorded filings, or property databases built from them. Nobody gave us your information privately and nothing was taken from anywhere non-public.

If you'd rather not hear from us, say so once and we'll remove you permanently. Reply STOP to any text or tell us on the phone.