Questions and answers
Everything buyers ask us
Wholesale terms are tighter than a retail purchase. Read these before your first offer and nothing at the closing table will be a surprise.
Part 1
Getting started
What the list is, who it is for, and what it costs.
What does it cost to join the buyer list?
Nothing. Creating an account is free and there is no membership tier. You pay the contract price plus your own closing costs.
What am I actually buying? Explain the assignment of contract.
We negotiate a purchase contract with the seller and put the house under contract in our name. When you buy from us, we assign that contract to you. You step into our position as the buyer, close directly with the seller at the title company, and the deed goes from the seller to you.
Our fee is already built into the asking price you see on the deal page, so the number on the site is the number you pay for the house. On some deals we close first and then resell, which works the same way from your side.
Do I need a real estate license or a company to buy?
No. You can buy in your personal name, in an LLC, or in a trust. If you are buying in an entity, tell us the exact name when you make the offer so the title company can prepare the file correctly the first time.
How do I get deal alerts?
Create an account and turn on email alerts. We send new deals to the buyer list before anything else happens with them. Completing your buyer profile helps us match you to the right properties, because we can see the price range, the areas and the property types you actually buy.
Where do you buy houses?
Louisville Metro, everything inside about an hour of downtown Louisville, and Southern Indiana. On the Indiana side that includes Jeffersonville, New Albany, Clarksville, Sellersburg, Charlestown, Corydon, Scottsburg, Salem, Pekin, Henryville and the towns around them. Our two market pages break it down: Louisville and Southern Indiana.
Why is the address hidden until I log in?
Because the seller still lives in a lot of these houses, and because our buyers should not be competing with people who never signed up. Logged out you see the city, the price and the shape of the deal. Logged in you see the street address, every photo and the full set of numbers.
Part 2
Offers, money and closing
Deposits, financing, title and timelines.
How does the offer process work?
Every property gets one scheduled walkthrough window. Offers are due the next business day at noon after that window unless the listing says otherwise. Submit your number, your proof of funds or lender contact, and your preferred closing date from the deal page. We call the winning buyer first and then let everyone else know.
Price matters, but so does certainty. A clean offer from a buyer who closes on time often beats a higher offer with conditions on it.
Can I walk the property before I commit?
Yes, and you should. We schedule one walkthrough per property, usually about an hour, and every interested buyer walks it in that window. Bring your contractor. Properties are sold as-is, so what you see at the walkthrough is what you are buying.
What is the earnest money deposit?
A non-refundable earnest money deposit of $5,000 is due within 24 hours of acceptance on your first deal with us, then $2,500 after that, once we have an established relationship. It goes to the title company, not to us, and it is credited to you at closing.
Non-refundable means exactly that. Walk the property and run your numbers before you sign, because a property is not under contract until a signed contract and earnest money are received.
Can I use financing?
Cash or hard money. Both work and both are common on our deals. Conventional, FHA and VA financing do not fit these timelines or these property conditions, so we do not accept them. Private lender funds are fine as long as they can close on the contract date.
What proof of funds do you need?
A recent bank statement or a letter from your hard money lender showing you can cover the purchase price plus your closing costs. We verify funds before closing on every deal. If you are a repeat buyer we already know your lender, which makes this quick.
Who handles title and closing?
We close at our title company, which already has the file, the seller and the payoff information. That is the main reason our closings do not slip. You are welcome to have your own attorney review anything before you sign.
How long does closing take?
Most closings run 10 to 30 days from signed contract. Our contracts call for a 21 day or less closing period unless we agree to something different in writing. If you need a specific date, say so in your offer and we will tell you whether the seller can work with it.
What happens if I back out after signing?
You lose the earnest money deposit and the contract goes to the next buyer. That is what non-refundable means, and it is why we schedule a real walkthrough before offers are due. If something genuinely changes on our side, call us. We would rather solve it than lose a repeat buyer.
Part 3
Properties, numbers and terms
How deals are priced and what the estimates mean.
How do you price the deals?
We price off what the house is worth finished, minus the work it needs, minus the margin an investor needs to make the project worth doing. Our assignment fee is inside that number. If a deal has been sitting, the price usually moves, so it is worth asking.
Are the ARV, repair and rent numbers guaranteed?
No. Opinions of value, rents and repairs are provided as a courtesy and no guarantees are expressed or implied. They are our working numbers from the same analysis we used when we bought the contract. Verify everything with your own contractor and your own comps before you offer.
Are properties sold as-is? Can I still inspect?
Every property is sold as-is for cash or hard money. You can absolutely inspect, and you should, but inspections are for your information rather than a path to renegotiate the price.
Can the seller stay in the house after closing?
On a lot of our deals, yes. Post possession of up to 30 days can be negotiated when the seller needs time to move. Ask before you submit your offer so we can write the terms into the contract rather than renegotiate after acceptance.
A deal I was watching disappeared. What happened?
It either went under contract with another buyer or it closed. Pending and sold properties stay on the site so you can see the pace and the pricing. Browse the sold archive to see what has actually traded, at what asking price, and how fast.
Do you work with agents and other wholesalers?
Yes. Agents buying for a client and wholesalers buying for their own list are both welcome. Tell us which you are when you create your account so we know who is on the other end of the deal. We do not pay outside commissions on assignments.
Can I buy more than one property at a time?
Yes. If you are buying several a year or you want first look at a specific neighborhood or price band, call us at (502) 586-2702 and we will set your buy box up directly rather than making you catch every email.
What if I still have a question?
Call or text us, or send a note through the contact page. A person answers, and we would rather spend ten minutes on the phone than have you guess at the terms.
Still deciding?
The fastest answer is a phone call
Call or text (502) 586-2702, or create a free account and look at the numbers yourself.