Frequently Asked Questions

It varies by property, but typically cash offers are 10-15% below market value. However, when you factor in agent commissions (5-6%), repairs, staging, holding costs, and the risk of price reductions—the actual gap in what you walk away with is often much smaller.

We show you both numbers side by side so you can compare apples to apples. For some sellers, the cash offer actually nets more once all costs are factored in.

Actually, we often make more when you list with us—we earn a standard commission on the sale. So if anything, we have an incentive to push listing over cash.

But here's the thing: we show you both because it's the right thing to do, and because it builds trust. If we only showed you the cash offer and you later found out you could have netted $30k more by listing, you'd feel taken advantage of—and you'd tell everyone you know.

By showing you both options with real numbers, you can make an informed decision. Sometimes cash makes sense (speed, certainty, no repairs). Sometimes listing makes sense (more money, time flexibility). We'd rather earn your trust and your referrals than push you into the wrong choice.

It means exactly what it sounds like: you don't need to make any repairs, updates, or improvements. Leaky roof? Fine. Outdated kitchen? Fine. Mold in the basement? We've handled it.

You also don't need to clean out the house. If you want to leave furniture, belongings, or even junk behind—we'll take care of it. Just take what you want and leave the rest.

Our fastest close was 12 days. Most cash offers close in 14-21 days. If you need to move slower—say, you need 45 days to find your next place—we can accommodate that too.

If you're facing a hard deadline (foreclosure auction, job relocation), tell us upfront and we'll confirm whether we can meet it before you commit.

No. The number we offer is the number you get. We pay all closing costs, there are no commissions, and no hidden deductions. If we offer $300,000, you walk away with $300,000 (minus your mortgage payoff, of course).

We factor in estimated repair costs based on the property's condition.

We'll show you exactly how we calculated the number, including repair estimates and comparable sales.

Standard listing fees include agent commission (typically 5-6% total, split between listing and buyer's agent), plus closing costs (title insurance, escrow fees, etc.—usually 1-2% of sale price).

We'll break down every cost in your comparison so you know exactly what you'd net from a listing vs. our cash offer.

In the current Washington market, well-priced homes typically get offers within 2-4 weeks. Add another 30-45 days to close once you accept an offer. So total timeline is usually 45-75 days from listing to cash in hand.

Homes needing significant repairs or priced above market can take longer. We'll give you a realistic estimate based on your specific property.

Yes. If you choose to list and it doesn't work out, you can come back to us. We may need to re-evaluate the offer based on current conditions and any market changes, but we're always happy to revisit the conversation.

That said, our original cash offer stands for 30 days—so if you're on the fence, you have time to test the market while keeping our offer as a backup.

Closing is straightforward: you'll sign paperwork at a title company (or with a mobile notary if you prefer), the title company handles paying off your mortgage and any liens, and you receive the remaining proceeds—usually via wire transfer the same day.

You don't need a lawyer, but you're welcome to have one review the documents if it makes you more comfortable. We can also walk you through everything in plain English before you sign.

Absolutely. We work with out-of-state sellers all the time. You can sign documents via mobile notary wherever you are, or grant power of attorney to someone you trust. The title company will coordinate everything remotely.

No. We can make an offer on the house in any condition—full of furniture, belongings, even hoarded items. For the cash offer, you can leave everything behind and we'll handle disposal. Take what you want and leave the rest.

Yes. We work with inherited properties at all stages of probate. Depending on where you are in the process, we may be able to close immediately or may need to wait for court approval. We can also recommend Washington estate attorneys who can help expedite the process if needed.

Yes. We buy tenant-occupied properties regularly—including ones with non-paying or difficult tenants. You don't need to evict first. Once we close, the tenant situation becomes our responsibility, not yours.

If you're underwater on your mortgage, we can potentially help with a short sale—where the bank agrees to accept less than what's owed. This requires bank approval and takes longer, but it can save your credit compared to foreclosure.

We'll be honest upfront about whether the numbers work and what your options are.

Both owners need to agree to the sale, but we can split the proceeds however you need—separate checks to separate accounts at closing. We can also provide documentation of both options (cash offer and listing estimate) that your attorneys or mediator can use for settlement negotiations.

We've worked with many divorcing couples and understand the sensitivity involved.

Fair question—there are a lot of sketchy operators in this space. Here's how to verify us:

• Our BBB page is real and current: BBB Profile
• Amy's real estate license (#93783) can be verified on the WA DOL website
• We're happy to provide references from past sellers you can actually call

We encourage you to verify everything. If we're asking you to trust us with a major financial decision, we should be able to prove we're trustworthy.

It stays with us and is never sold. Period. You won't suddenly get calls from 10 other investors. We're not a lead generation company—we're the actual buyer. Your information is used solely for our conversation with you and nothing else.

Yes, if we close before the auction date. Once the sale is recorded, the foreclosure process stops. We've closed in as few as 12 days when timing was critical.

If you're cutting it close, tell us your auction date immediately. We'll confirm whether we can meet the deadline before you commit to anything.

Our offer pays off your total mortgage balance including all accumulated fees, penalties, and legal costs. The title company gets a full payoff statement from your lender that includes everything owed.

If there's equity left after paying off the full balance, that's yours. If there isn't, we can discuss short sale options.

Yes. We pay off all back property taxes at closing. Tax liens are typically smaller than mortgage balances, so this is usually straightforward as long as there's equity in the property.

The key is timing—tax sale deadlines vary by county. Contact us as soon as you receive a notice so we have time to close before the sale date.

Yes, significantly. A completed foreclosure can drop your credit score 100-150 points and stays on your record for 7 years. Selling before the auction—even if you're behind on payments—shows as a regular sale, not a foreclosure.

If you need a short sale (where the bank accepts less than owed), that still impacts credit less than foreclosure and lets you buy again sooner.

If the sale price covers your full loan balance, no—you can sell without special permission. The lender gets paid off at closing and the foreclosure stops.

If you're underwater (owe more than the house is worth), you'll need lender approval for a short sale. This takes longer—typically 30-90 days for approval—so timing is critical.

We run a full title search before closing that reveals all recorded liens—judgments, tax liens, mechanic's liens, HOA liens, everything. If liens are discovered, they get paid off at closing from the sale proceeds.

If unexpected liens are large enough to change the deal economics significantly, we'll discuss options with you. We won't surprise you at the closing table.

Yes, as long as there's enough equity. All liens get paid in order of priority at closing—first mortgage, then HELOC/second mortgage, then any other liens.

If you owe more than the house is worth across all liens, both lenders would need to approve a short sale. Second lien holders often accept pennies on the dollar to avoid getting wiped out entirely.

Often yes, but it depends on the issue. Some title problems (old liens that should have been released, minor deed errors) can be resolved relatively quickly. Others (disputed ownership, missing heirs, boundary disputes) may require legal work.

We'll evaluate the title situation and tell you honestly whether we can close, and how long it might take to clear any issues.

We can usually buy properties with code violations. Outstanding fines and municipal liens get paid at closing like any other lien. You don't need to fix violations first.

For severe situations (active demolition orders, condemned status), we'll evaluate case-by-case. Some jurisdictions require certain compliance before transfer—we'll research your specific situation.

Our standard contract has no inspection contingency that would let us renegotiate the price. We do our homework before making the offer, so the number we put in writing is the number we close at.

The only exception: if the title search reveals major undisclosed liens or encumbrances that significantly change the deal economics, we'll discuss it with you openly—not spring it on you at closing.

Yes. We deposit earnest money with the title company when we go under contract. This shows we're committed and gives you recourse if we fail to perform without cause.

If you want to see proof of funds before signing, just ask—we're happy to provide documentation showing we have the capital to close.

Before signing a purchase agreement, you can walk away anytime—the initial offer creates no obligation. After signing, the contract terms apply, but we're not in the business of forcing reluctant sellers to close.

If your situation changes, talk to us. We'd rather work something out than have an unhappy transaction.

If we fail to close without legitimate cause (title issue, seller misrepresentation, etc.), you keep the earnest money and are free to pursue other options.

We buy properties directly and also work with a network of investors when it's the right fit. Either way, your offer and closing terms don't change — we stand behind the deal.

We encourage it. Getting multiple offers helps you understand fair market value and ensures you're making an informed decision. If another buyer offers more with similar terms, take it.

Just watch out for red flags: offers that seem too good, excessive contingencies, lack of proof of funds, or pressure to sign quickly. Not all cash buyers are equal.

Yes, but you'll need bankruptcy court approval. In Chapter 7, the trustee controls asset sales. In Chapter 13, you may need to modify your repayment plan. Either way, it adds time and complexity.

We've worked with sellers in bankruptcy before and can coordinate with your bankruptcy attorney. Just know the timeline will be longer than a standard sale.

Yes. Reverse mortgages work similarly to regular mortgages at sale—the balance gets paid off at closing, and any remaining equity goes to you (or the estate, for inherited properties).

Reverse mortgage payoffs have specific timing requirements, so we'll coordinate with your servicer to get an accurate payoff quote and ensure smooth closing.

We buy properties with known environmental issues. Underground oil tanks, asbestos siding, lead paint—we factor remediation costs into our offer and handle the cleanup after closing.

Washington requires lead paint disclosure for pre-1978 homes. We'll provide the required federal disclosure form, and you disclose what you know. Beyond that, environmental liability typically transfers to us at closing.

Yes, legally different but we can still buy. Squatters require a different legal process than tenant eviction, and timelines vary. Once we close, dealing with occupants becomes our responsibility—you don't have to handle the eviction yourself.

Properties with unauthorized occupants, vandalism, or uncertain conditions may require us to see the property (or at least the exterior) before making a final offer.

If you have Power of Attorney with real estate authority, you can sign on their behalf—bring the POA documents to closing. If no POA exists and capacity is in question, you may need to pursue guardianship through the courts first.

We take elder protection seriously. We're happy to have family members present at all meetings and encourage independent legal review of any documents before signing.