Ask us anything. We’ll answer it straight.

Three inputs, no mystery: recent comparable sales near you, what the property needs (priced at contractor cost, not retail), and a margin that makes the purchase work as a business. We’ll walk you through the math on request. Anyone who won’t explain their formula doesn’t want you to understand their offer.

Free, and no. Most people who request an offer are weighing options — some sign that week, some keep the number in a drawer for months, some list with an agent instead. All three are fine outcomes and nobody hears a hard sell.

Usually below the sticker price — that’s the honest trade for speed and certainty. But compare against your NET: list price minus commissions, repairs, buyer concessions, and months of mortgage, taxes, and insurance while you wait. On as-is properties that gap shrinks fast, and sometimes the cash net wins outright. When listing genuinely nets you more and you have the time, we’ll say so.

Not in hours, and anyone whose offer does is pressuring you. Markets move over months, so a written number naturally gets refreshed if significant time passes — but "sign tonight or lose it" is a trick we don’t play and you shouldn’t accept from anyone.

Only a genuine title defect reopens the number — and that conversation happens in writing with the title report attached. "Our walkthrough found issues" the week of closing is called a retrade; it’s the signature move of bad buyers and the thing we most want you to vet everyone for, including us.

Our fastest closes run about 14 days from signed agreement; most land between two and four weeks, with title work — not us — setting the pace. Need 60 or 90 days instead? The date is yours to pick, and that flexibility is half the point.

From us: zero. No commissions, no service fees, no "transaction fees." Your only costs are the standard seller items in your state — like your attorney where states use them — and we walk you through exactly what those are before you sign anything.

No. Take what you want and leave the rest — furniture, boxes, the garage, all of it. The cleanout is our job after closing and never comes out of your price.

A licensed title company or closing attorney, exactly like any other real estate sale — because it is one. They search title, pay off liens from proceeds, and disburse your funds from escrow. Money flows through the neutral professional, never informally.

Completely normal — most properties we buy have one. The balance is paid from the sale price at closing and whatever remains above it is yours. Behind on payments? That changes the clock, not the welcome; the earlier you reach out, the more room everyone has.

Yes — locking the price and certainty today while closing after school ends or the new house is ready is one of our most common requests. Life moves; within reason, the date can move with it.

Yes. Fire damage, foundation problems, mold, hoarding, unpermitted additions, code violations — condition changes the number, never the answer. We’d rather price a hard house honestly than pretend only pretty houses sell.

Yes — inherited property is one of the most common purchases we make. The estate needs legal authority to sell (usually the court-appointed executor or administrator), every heir signs, and we time the closing to the court’s schedule. Nobody flies in and nobody cleans anything out.

No — leases transfer with the building and we become the landlord at closing, deposits and all. Paying, non-paying, mid-eviction, or month-to-month: it’s priced, not disqualifying, and there are no showings to spook anyone beforehand.

Often, yes — a completed sale pays the loan off and puts your remaining equity in your pocket instead of gambling it at auction. The constraint is time: closings need weeks, so the earlier you start, the more equity survives. If keeping the home is realistic, we’ll tell you to call your servicer about a modification first.

Yes — vacant lots, acreage, inherited parcels, duplexes through small apartment buildings, and small commercial (mixed-use, retail, office, warehouse). Houses are most of what we do, but the same cash, as-is, pick-your-date promises apply across all of it.

Vet the shape of the deal: a written offer that matches the closing price, real earnest money held by a neutral title company (call them and confirm), zero fees charged to you, and a licensed closing where funds flow one direction — toward you. We publish a full guide on the six tricks bad buyers use; run us through it too.

Public records — ownership, tax status, probate filings, foreclosure notices — tell us who might genuinely benefit from a fast cash sale, and we reach out. Outreach isn’t a red flag by itself; judge any buyer by the deal shape above. And if you’d rather not hear from us, one reply removes you permanently.

If it gives you confidence, absolutely — a contract review costs little and a legitimate buyer happily waits for it. In attorney-closing states you’ll have counsel at the table by default. Be suspicious of any buyer who discourages a lawyer; we encourage it.

Yes. What you share stays between you, us, and the licensed professionals closing your sale. We don’t sell seller information, and the questions we ask are the ones needed to price and close a property — nothing more.