Frequently Asked Questions
Straight answers to the questions sellers ask most often.
The Offer
How do you determine your cash offer?
Every offer starts with the After-Repair Value — what the property would sell for on the open market after it is fully renovated. From that number, we subtract estimated renovation costs, our holding costs during the project, and a margin that makes the deal viable. The result is what we can pay. We explain the math when we present the offer so you can evaluate it rather than just accept or reject a number.
Is your offer negotiable?
Yes. We present a starting offer based on our assessment. If you believe a specific item in our calculation is off — an ARV estimate that does not reflect recent sales, or a repair cost that you have a contractor quote for — share that information and we will revisit. Counter-offers are always welcome.
Will you buy my home if it needs major repairs?
Yes — that is what we specialize in. Foundation issues, roof failure, fire damage, mold, outdated electrical, full decontents — we have seen every condition level and can make offers on properties that traditional buyers would not touch. The condition affects the offer price, not whether we can buy.
Do I have to accept the offer?
No. There is no obligation at any stage. Requesting an offer costs you nothing and commits you to nothing. If the number does not work for your situation, you decline and we part on good terms.
Timeline and Process
How quickly can you close?
Most cash sales close in 14 to 21 days from accepted offer. The primary variable is the title search, which takes five to ten business days in most Mid-Atlantic counties. If title is clean and both parties are motivated, we can sometimes close in under two weeks. If you need more time, we work with your schedule.
Can I choose my closing date?
Yes. One of the advantages of a cash sale is flexibility on the closing date. You tell us when you need to close — whether that is as fast as possible or on a specific date three weeks out — and we structure accordingly.
Can I close remotely if I have already moved?
Yes. Maryland, Virginia, Pennsylvania, West Virginia, and Delaware all allow Remote Online Notarization. You can sign all closing documents electronically via video conference from anywhere in the world. Proceeds wire to your bank account the same day or next business day.
What happens if there are title issues on the property?
The title search surfaces any liens, judgments, or title defects before closing. Most issues — unpaid property taxes, old liens, judgment creditors — are resolved by paying them from sale proceeds at closing. Complex title issues (estate complications, missing heirs, gaps in the chain of title) take longer but rarely prevent the sale entirely. We work with experienced local title companies that handle these situations routinely.
Costs and Commissions
Do I pay agent commissions?
No. A direct cash sale bypasses the MLS and involves no real estate agent commissions on your side. The price you accept is what you receive at closing minus standard closing costs (your share of transfer taxes, title insurance, and settlement fees — typically 1 to 2% of the sale price depending on the state).
Are there any fees to request an offer?
None. The walkthrough, the offer, and the consultation are all free with no obligation.
How does a cash offer compare to what I would net from listing with an agent?
The comparison is not cash offer vs. listing price — it is cash offer vs. your net listing proceeds after agent commissions (typically 5 to 6%), pre-listing repairs, buyer inspection credits, carrying costs during the listing period, and closing costs. For properties needing significant work, those deductions often bring the listing net much closer to the cash offer than the gross numbers suggest. We will show you both numbers honestly for your specific property.
Property and Situation
Do I have to clean out the property before you buy it?
No. We purchase properties with full contents in place. You take what you want and leave everything else. We handle all cleanout after closing at our cost.
Can you buy a property that is in active probate?
Yes. We work with estate attorneys and personal representatives throughout the Mid-Atlantic. We can execute a purchase agreement contingent on Letters being issued — locking in price and buyer before probate fully closes. This is standard practice for estate sales.
Can you buy a property if the foreclosure process has already started?
Yes — as long as the foreclosure sale has not been completed. In judicial states (Maryland, Pennsylvania, Delaware), you have significant time after a complaint is filed. In Virginia and West Virginia (non-judicial), the window can be as short as 60 days from Notice of Default. Contact us immediately if foreclosure has been initiated — the earlier we act, the more options you have.
Can you buy a home with tenants in place?
Yes. We purchase tenant-occupied properties. The buyer steps into the landlord role at closing. This is a standard transaction for investor buyers — tenant leases and security deposits transfer at closing.
Do you buy properties in any condition?
Yes. Fire damage, mold, deferred maintenance, code violations, unpermitted additions, hoarder situations, full contents — any condition. The condition affects the offer price, not whether we can purchase.
States and Locations
What states do you buy homes in?
Maryland, Virginia, West Virginia, Delaware, Pennsylvania, and Washington DC. Within those states, we focus on the Mid-Atlantic corridor — from south-central Pennsylvania through the DC suburbs and Eastern Shore, down through Northern Virginia and the Shenandoah Valley, across West Virginia's Eastern Panhandle and Potomac Highlands, and throughout Delaware.
Do you buy in rural areas?
Yes. We evaluate properties in rural counties throughout our coverage area including western Maryland, rural West Virginia, the Eastern Shore, and south-central Pennsylvania. Rural properties with well and septic systems, larger parcels, or agricultural-adjacent character are all evaluated on their merits.
Have a question that is not answered here?
Call or text Dan directly — same-day response, seven days a week.
(571) 989-3269