The honest version, including the questions that make cash buyers squirm: how offers are calculated, whether we assign contracts, and how to spot a scam.
We start with the after-repair value, what fully renovated homes near yours sold for in the last six months, then subtract a written repair budget, our carrying and resale costs, and a transparent margin. You see every line. No algorithms, no national averages.
It’s free, and the catch is simply that we hope you accept it. About a third of people we talk to list with an agent or wait instead, and that’s fine, an informed no today often becomes a referral or a yes next year.
A lowball offer wastes our time as much as yours, you’d reject it and tell your neighbors. Our offers have to survive comparison against listing, and we help you make that comparison honestly.
Long enough to decide properly, typically two to four weeks. Markets move, so an offer can’t stay open forever, but we will never give you a "sign tonight or lose it" ultimatum.
No. The offer itself is just information. Nothing binds you until you sign a purchase agreement, and even then, you’re protected by the closing process at a licensed title company.
Any condition, without exaggeration: fire damage, foundation movement, black mold, hoarder houses, houses with active leaks. Condition changes the number, never whether we make an offer.
Please don’t. We’ve seen everything, and the walkthrough is about structure and systems, not housekeeping.
Yes, take what you want and leave the rest. Cleanout after closing is on us, and usable items get donated to Tulsa-area charities.
No. Violations, open permits, and fines are resolved on our side after closing; any city liens are paid from proceeds at the closing table.
We do, standard closing costs are on us, and there are no commissions or fees. The number on the offer, minus anything you owe on the property, is what you receive.
By wire or cashier’s check from the title company on closing day, once the deed records. Never cash, never an app, always through the licensed closing agent.
Normal and fine. The title company orders a payoff from your lender and settles it at closing; you receive the difference. This works even if you’re behind on payments.
Yes, they’re paid out of the proceeds at closing. You don’t need to resolve any of it beforehand.
Because it protects you. An independent, licensed title company verifies the title, holds the money, and records the deed. Any buyer who wants to skip the title company is a red flag, walk away.
Fair question, this industry has bad actors. Look for the markers: a real local address, closings at licensed Tulsa title companies, no fees ever charged to you, no pressure tactics, and math shown in writing. We encourage you to have an attorney review anything we send.
No, we’re not agents and your house is never listed. No sign in the yard, no MLS, no open houses. You contract directly with us at a written price.
Both, and we’ll tell you which, up front. Some houses we close on and renovate ourselves; more often we assign the purchase to one of the vetted local investors we work with, who funds the closing. That’s why there’s usually one investor walk-through before closing. Either way, your price, terms, and closing date are locked in the written contract and never change, and we remain your single point of contact through the day you’re paid.
Yes, owned and operated right here in Tulsa. The people who review your property and write your offer live here, and can drive past your house the same day.
As little as ten days when title is clean. Some properties need a bit more title work first, and you’ll know your real date before you sign.
Often yes, a short leaseback after closing gives you sale proceeds now and time to move on your schedule.
Also fine. We’ve signed contracts that closed 90 days later. The date is a term you choose, not a constraint we impose.
No fees, no repairs, no pressure. Just an honest number and a timeline you control.