A cash offer means we buy your home directly - fast, certain, and completely as-is. A Equity Protection Program is a different structure: we enter a written agreement that locks in your net proceeds upfront, then we take over and market the property to retail buyers on the open market. Because retail buyers pay significantly more than flippers or rental investors - who discount heavily for their profit margin - you walk away with more money, without lifting a finger or spending a cent on repairs. If the end buyer wants repairs done, they arrange that themselves. Your price is already secured. The tradeoff is a slightly longer timeline of 45-90 days vs. a direct cash close.

We start with the After-Repair Value (ARV) - what your house would sell for fully renovated. Then we subtract our estimated repair costs, holding costs, and a modest margin that lets us run a sustainable business. The offer you see is straightforward math, and we're happy to walk you through exactly how we got there.

Our cash offer trades some price for speed and certainty - but less than you'd think. You skip agent commissions (5-6%), closing costs (1-3%), repairs, and months of carrying costs. For sellers who want closer to full market value, our Equity Protection Program secures your price and markets to retail buyers, who pay significantly more than investment buyers. Either way, you do zero repairs and pay no agent fees.

No. Zero obligation. If our offer doesn't work for you, walk away - no fees, no follow-up pressure. A lot of sellers use our offer as a benchmark to compare against listing with an agent, and we're fine with that.

Single-family homes, condos, townhomes, duplexes, and multi-family buildings up to about 20 units. We buy occupied properties, vacant properties, properties with liens, properties mid-renovation - pretty much everything except mobile homes on rented land.

45 days is typical for a straightforward transaction. We've moved faster when a seller had a hard deadline, and we can accommodate longer timelines too. The main variable is how quickly the title company can clear title - for properties with liens or probate complications, it can run longer. We'll give you a realistic timeline before you commit.

No. Leave whatever you don't want - furniture, appliances, junk in the basement. We've bought houses still full of decades of belongings. The only thing we ask is that you take anything personal or sentimental before closing.

A licensed title company or real estate attorney handles the closing - we never touch your money directly. They verify clean title, prepare the deed, and wire your funds to your account (or cut a cashier's check) on the closing date.