How It Works

Step 1 · 5 minutes

Submit Property Details

Fill out our short form with the basics: address, size, condition, and your timeline. There's no obligation, no credit pull, and no fees. Your information stays private and is used only to prepare your offer.

Step 2 · Within 24 hours

We Research & Calculate

Mike reviews comparable recent sales in your neighborhood, estimates renovation costs, and calculates a fair cash offer using a transparent formula. We do real homework — no algorithm shortcuts.

Step 3 · Day 2

Receive Your Cash Offer

You receive a written offer by email — clearly explained, no fine print. Take your time to review it. Ask questions. Compare it. The offer is yours with zero obligation to accept.

Step 4 · Day 3

Sign Purchase Agreement

If you accept, we send a clean purchase agreement via DocuSign. No legal fees on your side. We coordinate with the title company to start the closing process immediately.

Step 5 · Day 7–14

Close & Get Paid

Closing happens at a local title company on a date you choose. You sign the deed, the title company wires your funds, and you walk away with cash. That's it — no agents, no listings, no waiting.

Pricing transparency

What Makes a Good Offer

We use the same formula every serious cash buyer uses. Here's what's behind your number.

The MAO Formula

(ARV × 70%) − Repairs = Your Cash Offer

ARV (After-Repair Value): What your home would sell for fully renovated, based on recent comparable sales in your neighborhood.

70%: The margin that lets us cover renovation costs, holding costs, transaction fees, and a reasonable return for taking on the risk.

Repairs: An honest estimate of what it will take to bring the property to retail-ready condition.

A Real Example

Say your home would sell for $300,000 renovated, and needs about $30,000 in repairs:

($300,000 × 70%) − $30,000 = $180,000

Compare that to selling traditionally: list at $300k, pay 6% commission ($18k), pay closing costs (3% = $9k), spend $30k on repairs to attract buyers, wait 60–90 days, deal with showings and financing fall-throughs. Net out, the cash offer is often within striking distance — without the hassle.

Common questions

Quick Answers

Yes. There's no charge to receive an offer, and no charge to walk away. We only earn anything if you accept the offer and close the sale.

Perfect — those are exactly the homes we buy most often. Foundation issues, fire damage, hoarder situations, gutted interiors. We've seen it all and we still buy.

Absolutely. You're under no obligation until you sign the purchase agreement. Even after signing, standard inspection contingencies typically apply during the title search period.

We cover standard closing costs on our side. You may be responsible for prorated property taxes and any liens or mortgages tied to the property — those come out of the sale proceeds at closing, not out of your pocket.

We work with sellers in pre-foreclosure all the time. As long as the offer covers what's owed (or you're prepared to bring something to closing), we can move fast enough to stop a foreclosure timeline. Reach out and we'll talk it through.