How we buy
We buy property two ways, cash or terms. Either way the offer is in writing, the earnest money sits with a title company, and the closing happens at that title company.
The purchase, step by step
You send the property
Address, price, and what you know about condition and occupancy.
We review it
We check comparable sales, repair costs and rents, then reply the same workday, or within 24 hours at the latest.
Written offer
Price, terms, closing date and earnest money, all spelled out before anyone signs.
Contract and title
Earnest money goes to the title company, title work starts, and we schedule the walkthrough.
Closing
We close at the title company, typically 21–30 days after signing.
Cash or terms
Some properties make sense for cash. Others work better when the seller carries financing or we take over the existing loan.
| Topic | Cash purchase | Terms purchase |
|---|---|---|
| What it is | We pay the full price at closing. | The seller carries financing, or we take over payments on the existing mortgage. |
| Good fit for | Distressed houses, estates, turnkey and Section 8 rentals | Properties with little equity, low-rate loans, or sellers who want monthly income |
| Agent commissions | Paid by the seller, per the listing agreement | Paid by us |
| Closing | 21–30 days through a title company | 21–30 days through a title company |
What happens after closing
We keep some properties as long-term rentals, including Section 8 rentals. Others we renovate and resell.
On some contracts, a partner buyer from our network closes in our place. The price, terms and closing date in the signed agreement stay the same.
What we ask of the seller
- Access for one walkthrough during the contract period
- Any leases, rent rolls and utility information for occupied property
- Cooperation with the title company to clear any liens or title issues
Our standard purchase terms
Every offer confirms these in writing- How we pay
- Cash, seller financing, or taking over the existing mortgage
- Closing
- 21–30 days, through a licensed title company
- Earnest money
- $1,000–$2,500, deposited with the title company
- Condition
- As-is, in any condition, occupied or vacant
- Commissions
- Seller-paid on cash purchases. We pay them on seller-financed and mortgage-takeover purchases.
- Proof of funds
- Provided with an offer, on request
Have a property that fits?
Send us the address and price. We reply with a written offer or a straight no.