Fill out the short form with the property address and your contact info. Expect a direct call or text within a few hours with a cash number. If the offer works, a closing date is picked — on your timeline. No agents, no showings, no open houses.

As fast as 7 days once under contract. If more time is needed — 30, 60 days, or longer — that works too. The closing date is yours to pick.

No. Properties are purchased exactly as they sit — no repairs, no cleaning, no staging. Condition is factored into the offer, not used as a reason to walk away.

Based on the property's after-repair value (ARV), estimated rehab cost, and current market comps in the area. The reasoning is transparent — if you ask, it gets explained. No mystery numbers.

The number is built on real data — not padded for negotiation. Bring a counter if there's a reason, but know it isn't a lowball with room baked in. What's offered is what the deal supports.

None. No agent commissions, no closing costs passed to the seller, no service fees. The offer made is the number at the closing table.

Covered. Between commissions, carrying costs, and repairs requested after inspection, a traditional sale takes more off the table than most sellers expect going in. None of that applies here.

Single family homes and small multi-family (2–4 units) in any condition — vacant, occupied, fire-damaged, outdated, inherited, or behind on payments. If it's residential, it's worth a conversation.

Liens and title complications are common and workable. Back taxes, mechanic's liens, clouded title — these come up regularly and get resolved at the title company. It's not a dealbreaker.

Behind-on-payment situations are exactly what this process is built for. Speed and certainty are the advantages. The faster it closes, the sooner the pressure is off.

Inherited and probate properties are handled regularly. Depending on where things stand legally, there may be an extra step in the timeline — but it's manageable and not a reason to stop the conversation.

Tenant-occupied properties are purchased too. The occupancy situation gets factored into the offer and the timeline upfront — no surprises.

Damaged properties are among the most common purchases. Condition gets priced in — it's not used as leverage to drop the number at the last minute.

Occupancy and move-out timing is part of the conversation. Flexibility is the norm — a move-out date that works for your situation can usually be accommodated.

Before contracts: zero obligation, walk away anytime. After contracts: it's a conversation. Deals get done when both sides want them done.

Not long. Markets shift fast and so do motivated sellers. The offer is live until conditions change — which happens. Sitting on it is a decision too, just not a good one.

None. The form starts a conversation. If the numbers don't work, it ends there — no pressure, no follow-up.

Licensed title company, standard purchase agreement. Same closing process as any traditional sale — just without the commission coming off the proceeds.

Submit an application at /buyers with your criteria — counties, price range, property type, condition, proof of funds, close speed. Applications are reviewed within 24 hours. Membership is not automatic — not every application is accepted. If accepted, next steps including payment ($500 annual rate for 2026 members) are sent directly.

The fee filters out people who aren't serious. A buyer club only works when every member can actually close — it doesn't serve anyone to have a list full of tire-kickers. The fee is also a signal: members who pay to be here are the ones deals actually get sent to first. It keeps the club tight and the pipeline real.

Nothing. Your rate locks the day you're accepted and stays there as long as you remain a member. Members who join in 2026 pay $500/year — every year, indefinitely. The doubling only applies to new members joining after each calendar year. 2027 new members pay $1,000. 2028 new members pay $2,000. The earlier you lock in, the wider the gap grows between your rate and everyone else's.

Direct call or text — no mass email blasts, no group lists. When a deal matches your criteria, you get a direct message. First to respond with solid proof of funds typically moves forward.

Off-market residential — single family and small multi-family at wholesale prices. Properties with equity built in at acquisition. Not retail, not listed properties.

It varies by deal and market. The goal is always a margin that pencils for a rehabber or landlord — no thin deals that only work on paper. If it doesn't work for a buyer, it doesn't get sent out.

Double close is the preferred method. It keeps both sides protected, the assignment fee private, and the transaction clean. Some deals may be assignments depending on the situation.

Yes — to move forward on a deal, proof of funds or a hard money approval letter needs to be ready. Deals move fast and a serious buyer needs to be ready to move.

Fast. 24 to 48 hours. Deals don't wait and neither do other buyers. Pass quickly if it's a no — that's fine. Slow passes cost everyone.

Yes. Walkthroughs are part of the process. Properties are sold as-is, but eyes on it before committing is standard. The inspection period and terms are outlined per deal.

Yes. Cash, hard money, private lenders, and lines of credit all work. The key is speed and certainty of funds — conventional financing with long timelines typically doesn't fit the wholesale model.

Pass and move on. Only deals that match submitted criteria come through. If something lands off-criteria, flag it and it gets corrected.

Reply to any message or reach out through the site. Done same day.

Currently focused on southeast and mid-Michigan — Wayne, Oakland, Macomb, Washtenaw, Genesee, Livingston, and surrounding counties. Coverage is expanding as volume grows.

It varies by deal and is outlined when terms are presented. Earnest money is held at the title company — standard practice.

Reply to any message and say so. Off the list same day.

Yes. Buying and selling real estate directly between parties is legal in every state. A license is only required to represent someone else in a transaction for a commission. Buying directly doesn't require one. Every deal closes through a licensed title company using standard purchase and sale agreements, the same contracts used in any traditional transaction. On the buyer club side, wholesaling — finding off-market properties and connecting them with end buyers — is a legal and widely practiced real estate investing strategy. Double closing and contract assignments are standard methods used by investors nationwide. There is nothing unusual about this process legally. It simply cuts out the middlemen.

No. Operating as a cash buyer and investor — not in an agency capacity. No MLS listings, no dual agency, no commissions. Just a direct buyer.

No. All transactions are off-market — direct between seller and buyer. No listings, no showings, no open houses.

The number you're quoted isn't always the number at closing. Service fees, platform charges, repair credits — there are a lot of ways an initial offer shrinks before you sign. Here, the offer is the number. One person, one call, nothing taken off the back end.

Currently focused on Michigan. Reach out regardless of location — if it's outside the current footprint, you'll be told straight and pointed in the right direction if possible.

The fastest way is through the form on the site — sell form for sellers, buyer form for investors. Serious inquiries get a direct call or text back, usually within a few hours.

Ask through the sell or buyer form. It goes to one person and gets answered directly.