Seller Guide

A cash sale trades a portion of retail price for speed, certainty, and zero out-of-pocket cost. It usually makes sense when the property needs repairs, when the timeline matters more than the last few percent of price, or when a listing has already failed.

• Choose a cash sale for: inherited or probate property, tenant issues, deferred maintenance, foreclosure timelines, relocation, or a vacant home you no longer want to carry.
• Choose a retail listing for: a well-maintained home in a hot market where you can wait 60–90 days and pay agent commissions from proceeds.

Most investors underwrite from after-repair value (ARV). The common baseline is: Offer = (ARV x 70%) - Repairs. The percentage moves with market strength, holding costs, and how much work the property needs.

• ARV: what the home sells for once fully renovated, based on comparable sales in the last 3–6 months within about a mile.
• Repairs: the contractor cost to reach that renovated condition.
• Margin: covers closing costs on both ends, holding costs, financing, and profit.

Ask any buyer to show you the three comparable sales and the repair line items behind their number. A buyer who will not show the math is not being transparent.

• Full property address and parcel number
• Approximate square footage, bed and bath count, and year built
• Known repair issues: roof, HVAC, foundation, plumbing, electrical, water damage
• Mortgage payoff amount and any liens, judgments, or back taxes
• Names of all people on title (all must sign)
• Lease agreements if the property is tenant occupied
• Photos of every room plus the exterior

Never compare headline numbers alone. Compare net proceeds — the amount that actually lands in your account.

• Net proceeds = offer price - service fees - repair credits - closing costs - liens/payoffs.
• Confirm whether the offer is assignable and whether it can be renegotiated after inspection.
• Ask for proof of funds and the earnest money amount.
• Confirm who chooses the title company and who pays their fee.

• Day 0 — Sign the purchase agreement; buyer deposits earnest money with the title company.
• Days 1–3 — Title search opens; the title company confirms ownership and finds liens.
• Days 2–7 — Buyer walkthrough or inspection, if the contract includes one.
• Days 5–14 — Title clears; payoff statements are ordered; closing is scheduled.
• Closing day — You sign, the deed transfers, and funds are wired or issued the same or next business day.

• Pressure to sign the same day or a 'today only' price.
• No earnest money, or earnest money held by the buyer instead of a title company.
• A verbal offer that keeps changing before contract.
• Refusal to name the title or escrow company.
• A contract with an unlimited inspection period and no cap on renegotiation.

• Is this offer net to me, or will fees be deducted at closing?
• How did you calculate ARV, and which comps did you use?
• Do you intend to assign this contract to another buyer?
• How much earnest money will you deposit, and is it non-refundable after inspection?
• What is the exact closing date, and what happens if you miss it?
• Can I stay in the property after closing, and for how long?