Frequently Asked Questions

When you list with an agent, your home is marketed to retail buyers who typically need mortgage financing. That process involves showings, negotiations, inspection contingencies, appraisal contingencies, and 30–60 days of lender underwriting. The average sale takes 60–90 days from listing to closing.

Selling to a cash buyer is entirely different:

• No showings or open houses
• No financing contingencies — we don't need a mortgage
• No appraisal required
• No repairs, updates, or staging
• Closing in as few as 7 days
• No agent commissions (though our licensed agent still ensures your paperwork is handled properly)

The tradeoff is that cash offers are typically below full retail value — because we're taking on the risk, repairs, and carrying costs the seller is not.

A cash offer is typically 70–85% of the After Repair Value (ARV) of your property, depending on its condition and the market. This is lower than a fully-renovated retail sale — but that's because we're accounting for:

• Cost of repairs and renovations
• Our holding costs (insurance, taxes, utilities) during renovation
• Our transaction costs when we eventually resell
• A reasonable profit margin for the risk we take

We always show you the numbers in a written net sheet. You can compare our offer against a hypothetical retail listing — accounting for commissions, repairs, time, and uncertainty — to make a truly informed decision. Many sellers find the cash offer nets them more, especially when their home needs significant work.

We work with sellers in a wide range of circumstances:

• Foreclosure / Pre-foreclosure — Stop the auction with a fast sale
• Divorce / Separation — Quick, clean liquidation of shared property
• Probate / Inherited Property — Sell an estate property without hassle
• Tax Liens / Delinquent Taxes — Pay off back taxes at closing
• Job Loss / Financial Hardship — Turn equity into cash quickly
• Relocation — Don't let a house hold you back from moving forward
• Major Repairs Needed — Roof, AC, foundation, mold — we buy it as-is
• Tired Landlord — Sell a rental property with or without tenants
• Code Violations — We handle properties with outstanding violations

If you're unsure whether your situation qualifies, just reach out. We've seen it all.

When you accept our cash offer, you typically pay standard seller closing costs (title insurance, deed stamps, prorations) — but no agent commissions. We handle the buyer side of the transaction.

Our initial consultation, CMA, and net sheet analysis are 100% free with no obligation. We only get paid when a deal closes — and only from the margin in our investment, not from you directly.

We will always show you the complete net sheet before you sign anything so you know exactly what you'll receive.

If your property is currently listed with another agent, you are in a listing agreement and we cannot work around it. You would need to consult your listing agent or wait until the agreement expires.

However, if your listing has expired, or if you'd like your listing agent to present our offer on your behalf (your agent may be entitled to a commission in that case), we can work through those channels. We're transparent about all of this and operate entirely within Florida real estate law.

This is an important question and you should ask it of every cash buyer you speak with. Here's why you're protected with us:

• We are operated by a licensed Florida real estate agent affiliated with Century 21 — subject to Florida DBPR regulations and the Code of Ethics
• Every transaction closes through a licensed title company — your proceeds are held in escrow, not paid by us directly
• You will receive a written Purchase & Sale Agreement with all terms clearly spelled out
• You always have the right to consult an attorney before signing anything
• We comply with all Florida real estate disclosure requirements

We strongly encourage any seller — especially in a distressed situation — to have an independent attorney review any contract before signing.

We work with a network of Polk County investors on several deal types:

• Fix & Flip — Distressed properties priced well below ARV with room for renovation margin
• Wholesale / Assignment — Off-market contracts assignable to end buyers
• Buy & Hold / BRRRR — Properties suitable for rental income or refinance-out strategies
• Probate & Estate Sales — Often priced below market with motivated heirs
• Pre-Foreclosure — Deals with built-in equity before auction date

Join our buyer's list to receive off-market deal alerts for Polk County properties.

Our Deal Analyzer uses the standard real estate investment formula:

• Total Invested = Purchase Price + Repairs + Holding Costs + Buyer Closing (~2.5%)
• Net Proceeds at Sale = ARV − Seller Closing Costs (7–8%)
• Gross Profit = Net Proceeds − Total Invested
• ROI = Gross Profit ÷ Total Invested × 100
• MAO (70% Rule) = ARV × 0.70 − Repairs

All inputs are adjustable in real time. You can also load pre-built scenarios (Fix & Flip, Buy & Hold, BRRRR, Wholesale) as starting points.

Monthly holding costs vary by property and financing method, but here are realistic ballparks for a 3/2 SFR in Polk County:

• Property Taxes: $150–$350/month (depending on assessed value and exemptions)
• Homeowner Insurance: $120–$250/month (higher for distressed/vacant properties)
• Utilities: $100–$200/month (electric + water for active rehab)
• Hard Money Interest: $800–$1,500/month (at 10–12% on a $100K balance)
• Misc (lawn, security): $50–$150/month

Total: approximately $1,200–$2,500/month. A 4-month rehab on a financed deal can easily cost $6,000–$10,000 in holding costs alone — don't underestimate this line item.

The 70% Rule states: Maximum Allowable Offer = ARV × 0.70 − Repairs. It's a quick filter, not a precision tool.

The rule assumes roughly:

• 15% for closing costs (buy + sell side)
• 15% for profit margin
• Remaining 70% for acquisition + repairs

In today's competitive Central Florida market, many investors adjust to 72–75% ARV on lower-repair deals or in neighborhoods with very strong buyer demand. Conversely, in rural areas with longer DOM, 65–68% may be more appropriate. Always run a full net sheet to validate any deal — don't just rely on the quick formula.

Yes. We maintain a curated buyer's list of active investors who receive off-market property alerts for Polk County deals. If you're interested in being added to our buyer's list, submit your contact information and investment criteria through our contact form.

Please include your typical purchase range, preferred property types, and whether you're a cash buyer, hard money user, or conventional investor.

We can close in as few as 7 business days — but only when the title is clear and all parties are ready to move. Here's a realistic timeline:

• Day 1–2: Submit your property, we conduct our evaluation
• Day 2–3: Written cash offer presented with full net sheet
• Day 3–5: Contract executed, title company opens file and begins title search
• Day 5–10: Title search completed, lien/judgment payoffs confirmed
• Day 7–14: Closing scheduled — you receive your proceeds

Complications that can extend timelines include probate matters, title defects, outstanding judgments, HOA disputes, or estates with multiple heirs. We communicate clearly throughout.

We do a brief walkthrough to assess condition before finalizing our offer — but we do not require a full home inspection as a contingency. If a property is accessible remotely, we may make a preliminary offer based on photos and information you provide, subject to a brief in-person visit.

Our goal is to see the property once and make a firm offer — not drag you through multiple visits and contingency negotiations like a retail buyer would.

Closing happens at a licensed title company — a neutral third party that holds your proceeds in escrow, conducts the title search, and disburses funds. You'll receive a Closing Disclosure showing every fee and credit.

Florida also allows remote/mobile closings — a notary can come to you, or you can sign documents digitally in many cases. We work with title companies that accommodate sellers who can't easily travel.

El proceso es simple y diseñado para eliminar el estrés:

• Paso 1: Nos envía información básica sobre su propiedad (dirección, condición, situación)
• Paso 2: Evaluamos la propiedad y hacemos un análisis de mercado dentro de 24 horas
• Paso 3: Le presentamos una oferta por escrito en efectivo con una hoja de red completa que muestra exactamente lo que recibirá
• Paso 4: Si acepta, elige la fecha de cierre y recibe su dinero — sin reparaciones, sin comisiones de agente, sin sorpresas

No. Compramos casas en cualquier condición — tal como están. No importa si la casa necesita techos nuevos, plomería, electricidad, o incluso si tiene daños por agua o fuego. No tendrá que gastar un centavo en reparaciones.

Nosotros nos encargamos de todo eso después del cierre. Eso es parte de lo que hacemos como inversores.

Podemos cerrar en tan solo 7 días hábiles. El proceso típico es:

• Días 1–2: Evaluación de la propiedad y oferta escrita
• Días 3–5: Firma del contrato y búsqueda de título
• Días 7–14: Cierre en la compañía de título — usted recibe su dinero

Si necesita más tiempo (por ejemplo, necesita encontrar un nuevo lugar donde vivir), también podemos acomodar plazos más largos según su necesidad.

No. No cobramos comisiones de agente. Solo pagará los costos de cierre normales del vendedor (seguro de título, impuestos sobre escritura, prorrateos) que verá claramente detallados en la hoja de red antes de firmar.

Nunca habrá sorpresas. Todo queda por escrito con anticipación.

Si está en proceso de ejecución hipotecaria, puede que aún tenga opciones. Florida es un estado de ejecución judicial, lo que significa que el proceso pasa por los tribunales y puede tomar 8 a 24 meses. En muchos casos, hay tiempo suficiente para una venta.

Contáctenos inmediatamente si está en esta situación. Podemos evaluar su propiedad rápidamente y, si hay suficiente tiempo y equidad, hacer una oferta que liquide su hipoteca y potencialmente le deje dinero adicional.

También le recomendamos consultar con un consejero de vivienda aprobado por HUD de forma gratuita — llame al 1-800-569-4287.

Es una pregunta muy importante y tiene derecho a hacerla. Esto es lo que nos distingue:

• Somos operados por un agente inmobiliario con licencia de Florida afiliado a Century 21
• Todas las transacciones se cierran a través de una compañía de título licenciada — un tercero neutral que protege sus fondos
• Siempre recibe todo por escrito con términos claros antes de firmar
• Tiene derecho a consultar un abogado antes de firmar cualquier documento
• Cumplimos con todas las leyes de bienes raíces de Florida

Si alguien le pide firmar algo sin mostrárselo antes, o le pide dinero por adelantado — esa es una señal de advertencia. Nunca hacemos eso.