Questions, answered honestly.

Yes — typically. Our offers are usually 8-15% below what you'd net from a fully prepped, well-marketed traditional listing. That's the trade-off for speed, certainty, and zero work on your end.

However, for homes that need significant work, our offer is often comparable to (or better than) a traditional sale once you subtract repair costs, agent commissions (5-6%), closing costs (1-3%), and several months of mortgage/tax/insurance carrying costs.

We'll tell you honestly if listing would be a better path for you.

We start with the after-repair value (ARV) — what your home would sell for in fully renovated condition based on recent comparable sales. From that we subtract estimated repair costs, our resale costs (commissions, closing, holding), and a margin (we have to make a living).

Every offer comes with the comps and math we used. No black box.

No. The price we offer on day one is the price you receive at closing. We've never renegotiated after offer acceptance, and we never will. This is the most common dirty trick in our industry, and we built the company specifically to not do it.

Two weeks from the day we send it. If you need longer to think, just ask — we've extended offers up to a month for sellers handling difficult situations.

As fast as 7 days from offer acceptance. Our average is 14 days. Our fastest was 6 days (the seller had a non-negotiable relocation deadline).

If you need longer — even months longer — we'll match your timeline. We've held closings as long as 92 days at seller request.

No. We've closed deals with sellers in Texas, Florida, New York, and Boston. The whole process — including signing — can be done remotely with a notary in your area. About a third of our deals close without the seller ever stepping foot in Washington.

No. No cleaning, no staging, no repairs, no decluttering. You can leave behind anything you don't want — furniture, appliances, the rusty bike in the basement. We'll handle disposal or donation.

Sometimes. For homes in good condition we may not need one. For homes that need significant work, we'll often do a 30-minute walkthrough ourselves. Either way: any inspection happens before we sign, not after — so it can never be used as a reason to lower the price later.

Before signing the purchase agreement: no problem at all. Just let us know.

After signing: there's a standard rescission period (usually 3 days) during which you can back out without penalty. After that, we've still let sellers out of contracts when life happened — we'd rather lose a deal than force someone into a sale they're regretting.

None. Zero. The number on the offer is the number on the wire. We pay all closing costs, title insurance, escrow fees, transfer taxes, and any other line items at closing.

Wire transfer to your bank account, the same day or next morning after closing. The title company handles the wire — we don't touch the money directly. If you'd prefer a cashier's check, we can arrange that too.

The title company pays off your mortgage directly from the closing proceeds. You receive whatever's left after the payoff. If you have negative equity (you owe more than we can offer), we can sometimes work with your lender on a short sale — call us and we'll talk through options.

Take what you want. Leave the rest. Furniture, appliances, anything in the basement or attic — it's all fine to leave behind. We coordinate cleanouts after closing and donate what we can.

Fair question. A few things you can verify: we're a registered Washington LLC (filing visible on the WA Secretary of State website), we're A+ rated on the BBB, we have 280+ verified reviews across Google/BBB/Trustpilot, and you can knock on our door at our Greenwood office.

Also: closing happens through a licensed title company, not us directly. The money flows through escrow. There's no scenario where we hold your money or your deed.

Once we sign a purchase agreement, our $5,000 earnest money is in escrow. If we backed out for any reason other than something specifically listed in the contract, you'd keep that. In practice this has never happened — but it's the safety net.

Please do. We'd actually love it. Our contracts are deliberately short and simple — most attorneys take 20 minutes to review and have nothing to add. If your attorney wants changes, we're flexible.

Yes. We've worked through divorces, foreclosures, hoarding situations, and family disputes. We handle every conversation discreetly. Nothing leaves our team unless you give us permission.