No mystery, no vague promises. This is the actual process — what we do, what we need from you, and what you can expect at every stage.
Call us, text us, or fill out the form on this site. Tell us the property address, what your situation is, and what timeline you're working with. That's all we need to get started — you don't need to have anything prepared, cleaned up, or fixed before you contact us.
From there, we do our own research: we look up the property in county records, research recent comparable sales in the area, check the flood zone, and review any available information about condition. We don't ask you to hire an appraiser or provide a formal inspection — we figure out what we need to know on our own.
Once we've done our research, we'll reach out with a cash offer. We can usually do this by phone or text within 24 hours of your initial contact — sometimes faster if the property is straightforward.
Here's how we calculate the number: we start with what the property would sell for fully renovated (the after-repair value, or ARV), subtract the cost of any repairs needed, subtract our carrying costs and the margin we need to make the deal work, and that gives us our offer. We're transparent about this math if you want to walk through it — we'll explain exactly what we estimated and why. Our offer won't match what a retail buyer might pay at peak conditions, but it comes without the 5–6% agent commission, the months of prep work, and the uncertainty of whether a financed deal actually closes.
There is no obligation to accept. If our number doesn't work for your situation, you can decline and we'll part ways without any pressure or follow-up you didn't ask for.
If you accept, we open escrow with a licensed Florida title company. You pick the closing date — as fast as 7 days if you need it, or 30, 60, or 90 days if you need more time to arrange your next move. We work with your timeline, not ours.
At closing, the title company handles all the paperwork, pays off any existing mortgage from the proceeds, and transfers the remaining funds to you. You don't need to be at the closing in person — many sellers close remotely via mail-away or remote online notarization, which is legally valid in Florida. If you're out of state, we coordinate the whole process.
We cover standard closing costs. What we offer is what you receive, minus any mortgage payoff if applicable.
We think it's important to be upfront about where we can help and where we can't.
If you're not sure whether your property fits, reach out and we'll give you a straight answer — it costs nothing to ask.
No. We buy as-is. Roof problems, foundation issues, outdated HVAC, electrical that needs updating, plumbing — none of it needs to be fixed before we close. We assess the condition ourselves and factor it into our offer. You don't need to get contractor quotes, hire anyone, or spend money on the property before closing.
We handle occupied properties. Sometimes we close with the tenants in place and manage the transition ourselves — which means you don't have to deal with eviction proceedings or tenant negotiations. Tell us about the tenancy situation upfront and we'll structure the purchase accordingly.
At closing, the title company pays off your mortgage from the sale proceeds. You receive whatever is left after the payoff. If you owe more than the property is worth, that's a short sale situation — reach out and we can discuss whether that's a viable path and what it would require.
Title issues are common and most of them are solvable. The title company we work with is experienced at clearing liens and judgments at closing — they often get paid from the sale proceeds so you don't need to come out of pocket first. Code violations typically transfer with the property or get resolved through the closing process. Tell us what you know and we'll tell you what we can work with.
Yes. Buying real estate directly from sellers and using assignment contracts is standard, legal practice in Florida. We work with licensed title companies and real estate attorneys who handle these transactions routinely. The closing is a formal, documented process that protects both parties — you receive a HUD settlement statement and full title transfer. Nothing about this process is unusual or grey-area.
We'll be honest: our offer will be below what you might get from a retail buyer in a perfect market. We're investors — we need room to cover repairs, carrying costs, and make a profit. That's the trade-off you're making: a lower number in exchange for certainty, speed, no commissions, no repairs, and a closing that doesn't fall through. What we won't do is waste your time with a number that we can't actually deliver on, or renegotiate after you've signed. The offer we present is the offer we close on.
No obligation. No pressure. Just a straight answer within 24 hours.
Get a Cash OfferOr call or text: (720) 660-8724