What actually blocks a financed sale

Sellers tend to assume a low enough price will find a buyer. In practice the gatekeepers are the lender and the insurer. FHA and VA appraisals flag safety and habitability items. Conventional lenders need the property to be insurable. And hazard insurance is hard to obtain on a house with an aged roof, unrepaired storm damage, or a prior claim history.

So the contract gets signed, four to six weeks pass, and the financing dies on an appraisal condition or an insurance decline. A cash purchase removes the appraisal and the lender from the equation entirely.

Condition we buy in

  • Original kitchens, baths, flooring, and windows
  • Roofs at the end of their life, with storm damage, or with denied claims
  • Foundation movement, settled piers, and cracked slabs
  • Failed or missing HVAC, water heaters, and electrical panels
  • Cast iron, galvanized, and polybutylene plumbing
  • Aluminum branch wiring and knob-and-tube remnants
  • Unpermitted additions, garage conversions, and enclosed patios
  • Hoarding conditions, pet damage, smoke damage, and mold
  • Houses stripped mid-renovation when the money or the permits ran out

Occupancy is not a problem either

We buy owner-occupied houses, vacant houses, and tenant-occupied houses. Where there is a tenant, the lease and the security deposit transfer to us at closing and the tenancy continues, so nobody needs to be evicted and there is no vacancy to engineer.

Vacant houses carry their own risk worth knowing about: most homeowner's policies limit or exclude coverage once a property has been unoccupied for a set period, so a vacant house that burns or floods may not be covered at all.

What changes by state

The house is the house, but the transaction differs. Florida closings turn on wind mitigation, four-point inspections, and condo-adjacent insurance realities, and carry documentary stamp tax on the deed. Texas closings run through title companies with no transfer tax, and foundation movement on expansive clay is a routine inspection item. Georgia sales close with an attorney and carry a state transfer tax. North Carolina uses attorney closings, an excise tax, and a residential property disclosure statement on which a seller may answer "No Representation."

Pick your state below and the local page covers what applies there, including the offices you will deal with.

Frequently asked questions

Do I need to make repairs before selling?

No. We buy in current condition and do not ask for repairs, credits, or cleaning.

Do you buy houses that failed an inspection?

Yes. A failed inspection or a lender's repair conditions are among the most common reasons owners contact us.

Will you buy an occupied house?

Yes — owner-occupied, vacant, or tenant-occupied. Leases and deposits transfer at closing.

Is there any cost to me?

There is no realtor commission when we buy directly, and no charge for reviewing the property or explaining an offer.

Do I have to accept the offer?

No. Requesting and reviewing an offer does not obligate you to sell.