Straight Answers
Your Top Questions, Answered
If you're on the fence, one of these is probably why. Here's the honest version.
Am I leaving money on the table compared to a retail sale?
Not necessarily. Retail buyers pay top dollar but demand a picture-perfect home, months of showings, financing contingencies, and 5-6% agent commissions. When you factor in repairs, holding costs, commissions, and closing costs, our cash offer is often within 5-10% of what you'd net after all the retail expenses — with none of the hassle. We'll walk you through the math on your specific property so you can make the call.
Is this a scam? How do I know you're legitimate?
Fair question. We're Michigan-licensed real estate professionals with 26+ years serving Downriver. Every closing goes through a licensed title company (not us handling the money). You get a written offer, a real contract reviewed by a title attorney, and cash wired at closing. We're not an out-of-state hedge fund — we live and work here.
Do I need to pay anything upfront?
No. Getting an offer is free, no obligation. You don't pay us to look at your house, and there are no closing costs or fees on your side — we cover everything.
What if my house needs more repairs than you realize?
We do a walk-through before finalizing the offer, so we see the condition first-hand. Our offer accounts for the property "as-is." No last-minute re-negotiations after the contract is signed like you'd get with a traditional buyer's inspection.
Do I have to leave everything behind, or clean it out?
Neither, unless you want to. Take what matters, leave what doesn't. We handle the cleanout as part of the deal. Old furniture, appliances, hoarder situations — all fine.
Will my neighbors know I'm selling?
No. There's no MLS listing, no yard sign, no open houses, no lockbox. It's a private transaction between you and us. Your neighbors won't know until the sale is recorded (public record) — and often not even then.
What if I change my mind after the offer?
Nothing binds you until you sign a purchase agreement — and even then, most contracts include an inspection contingency period. Our offer is yours to consider on your own timeline. No pressure.
How is the price calculated?
Three factors: recent sales of comparable homes in your neighborhood (comps), estimated cost of repairs the property needs, and the current market. We're transparent about our math — we'll show you the comps we're using and the repair estimate we're building in.
Are you licensed real estate professionals?
Yes. In accordance with Michigan real estate law, we disclose our licensed status in every transaction. Being licensed means we're held to a professional standard and follow state disclosure and fair-dealing rules. We act as direct buyers — not as your listing agent — unless you specifically decide to list retail instead, in which case a separate written agreement would govern that relationship.
How is this different from Opendoor or Zillow's iBuyer?
Two big differences. First, we're local — we know Downriver, and you'll talk to a real person here in Michigan, not a call center. Second, we buy homes iBuyers won't touch — older homes, homes needing repairs, inherited properties, tenant-occupied rentals. Algorithms are picky. We're not.
Do you always buy the property yourselves, or work with other cash buyers?
Both. We buy many properties directly for our own portfolio. In other cases — depending on the property, our current pipeline, and what makes for a faster or better close for you — we may assign the purchase contract to a trusted cash buyer in our network. Either way, the offer we make is real, the closing date we commit to is real, and cash hits your account at the closing table. All of our assignment activity is disclosed in the purchase agreement, and it never changes the price or timeline you agreed to.
