Frequently Asked Questions

We use a formula called the After Repair Value method. First, we determine the ARV — what your home would sell for on the open MLS market in fully renovated condition — by pulling recent comparable sales in your specific neighborhood. Then we subtract: (1) estimated renovation costs, (2) our holding/carrying costs during the renovation period, (3) resale costs after renovation, and (4) our profit margin. The remaining number is your cash offer. We walk you through every single step of this calculation during our in-person walkthrough, with our laptop open so you can see the comps yourself. See the full formula explained here.

No. Our written offer is our offer. We don't use the common industry tactic of making a high offer and then renegotiating after acceptance citing "inspection findings" or "repair credits." Because we front-load all the math and show it to you before you sign, there is nothing to renegotiate afterward. The number on your purchase agreement is the number on your closing check.

Yes, and we welcome it. Because we show you our calculations, you can dispute any number with data. If you have a contractor quote for repairs that's lower than our estimate, tell us. If you know of a recent comparable sale that supports a higher ARV, show us. We adjust offers when sellers present valid data that changes the math. We want a deal both parties feel good about.

Usually yes, before costs — we offer below full retail value because we take on all renovation risk, cost, and time. But the net difference is often smaller than sellers expect. Consider: an agent listing typically involves 5–6% in commissions, $10,000–$80,000 in required repairs to make the home showable, 60–90 days on market, and a 15–20% chance the deal falls through. When you subtract all of that from the agent's higher gross price, our net figure can be surprisingly close. We'll always do this honest comparison for you if you ask.

No. Zillow's Zestimate is a starting-point algorithm that often has significant errors — sometimes $50,000–$100,000 off in Long Beach's varied neighborhoods. We pull actual sold comparable properties from the MLS directly, filtered by your specific neighborhood, square footage range, bedroom/bath count, and lot size. Our ARV is a professional opinion grounded in real transaction data, not an automated estimate.

Fastest path: submit your form, get a callback within 5 minutes, walkthrough within 24 hours, written offer same day, accept the offer, and we can close in as little as 7 days from the signed purchase agreement. So theoretically, you could go from "I should sell" to "cash in my account" in under 10 days. Realistically, most Long Beach closes take 10–21 days after acceptance, depending on title complexity and your scheduling needs.

Nothing. Don't clean, don't fix, don't stage. Just let us in. We're assessing the property's structure and systems, not whether the dishes are done. If anything, a pristine property can actually slightly inflate a repair estimate because we might miss something that would have been visible in a more natural state. Just let us see it as it is.

No. We walk the property, have a conversation, and give you our offer — either at the end of the walkthrough or within 24 hours. We do not bring paperwork to sign during a first visit. We want you to have time to think, discuss with family or your attorney, and make a calm decision. We will follow up once — and if you say you need more time or aren't interested, we respect that completely.

7 days is our minimum — this requires a clean title, no liens, and your availability to sign. In practice, most Long Beach closes take 10–21 days. The main factors affecting speed are: title search completion, lien payoff quotes (if any), and your scheduling for the signing appointment. We push our escrow and title company to move as fast as possible while ensuring everything is legally correct.

Yes — up to 60 days after signing the purchase agreement. Many sellers need time to find their next place, move their belongings, or simply process the decision. We accommodate whatever timeline you need within reason. We've also done post-closing leasebacks where we close, pay you, and you continue living in the property as a tenant for up to 60 days while you arrange your move.

At the closing appointment, you sign all documents with the escrow officer. Your proceeds are sent via wire transfer to your bank account typically the same day or the next business day. We can also arrange a cashier's check if you prefer. We never handle the funds directly — all proceeds flow through our licensed escrow/title company for your protection.

Yes, completely. Because there are no real estate agents involved in the transaction from your side, there are no commissions. We pay the escrow company, title insurance, transfer taxes, and all standard closing costs. The offer number is the check number. Nothing is deducted at closing that wasn't discussed upfront.

In a traditional Long Beach sale, the seller typically pays: listing agent commission (2.5–3%), buyer's agent commission (2.5–3%), escrow fees (~$1,800–$3,500), title insurance (~$1,500–$3,000), transfer taxes ($1.10 per $1,000 of sale price — LA County + LB City), natural hazard disclosure ($80–$120), and sometimes repair credits negotiated after inspection. Total: often $40,000–$70,000 on a $700K+ Long Beach home. We pay all of this.

Absolutely not. We buy homes in any physical condition: foundation issues, severe termite damage, active mold, asbestos presence, fire and water damage, hoarder situations, missing roof sections, condemned red-tagged properties, and more. We factor all repair costs into our offer. You don't fix, clean, stage, or even take out the trash. Leave what you don't want and walk away.

Very common in Long Beach — garage conversions to ADUs, room additions, altered floor plans from the 1970s–90s. We buy with unpermitted work in place and handle the permitting process after we own the property. We do not require you to pull permits or retroactively legalize anything before closing.

Yes. LB Code Enforcement Bureau violations — whether for unpermitted work, health and safety hazards, property maintenance, or zoning compliance — do not prevent a sale. We buy with open violations and address them as part of our renovation scope after closing. If there are mandatory compliance orders with timelines, we factor that into our offer pricing.

Yes — and time is critical. California's non-judicial foreclosure process moves on a fixed timeline after a Notice of Default is recorded. You typically have up to the day of the trustee sale to stop foreclosure via a sale. However, the closer to the sale date, the more complex it becomes. Call us immediately at (562) 234-2832 if you've received an NOD or any foreclosure notice. Learn more about foreclosure situations here.

We work with both parties and can coordinate directly with both attorneys. Both title holders must sign the purchase agreement and closing documents, but we handle all scheduling and communication so you don't need to be in the same room at the same time. If a divorce court has ordered the sale, we can work within those court-ordered parameters. More on divorce sales here.

Possibly, but it requires bankruptcy court approval if the property is part of the bankruptcy estate. This typically means a motion must be filed and approved by the trustee before the sale can close. We work with bankruptcy attorneys regularly and know this process. Call us and we'll help you understand the timeline. More on bankruptcy home sales here.

It depends on the specific probate situation. If the property is titled in a living trust, you can often sell without probate at all. If it went through formal probate, you typically need court confirmation — but once the Personal Representative has been granted authority (Independent Administration of Estates Act), a sale can usually proceed without additional court confirmation. We work with probate attorneys regularly and can help you navigate your specific situation.

Yes, multi-heir situations are one of our most common cases. We work with all heirs — including those out of state — through email, phone, and electronic signatures. If there's genuine disagreement and no resolution, a partition action is a legal option, but we'd always rather find a number that works for everyone. We're patient and experienced at navigating family dynamics.

California Proposition 19 (effective Feb 16, 2021) eliminated the parent-child property tax transfer exclusion for inherited investment properties. Before Prop 19, children could inherit a property and keep the parent's low assessed value. Now, unless the child moves in as their primary residence, the property is reassessed at current market value upon transfer. For a Long Beach home assessed at $200K but worth $700K, this means the annual property tax bill jumps from ~$2,400 to ~$8,400. This is driving many inherited property sales in Long Beach — and we specialize in handling them quickly and compassionately. More on inherited properties here.

Yes — this is one of our specialties. We buy tenant-occupied properties regularly. You do not need to evict anyone before selling to us. The tenant stays in place through closing and we manage the situation after we own the property — whether that's honoring the lease, working out a cash-for-keys arrangement, or pursuing eviction if necessary.

Yes. We can often make a reasonable offer based on your description, exterior assessment, and public records (assessor data, permit history, last sold price). We typically include a reasonable inspection contingency or factor the uncertainty into our pricing. A tenant blocking access actually increases the risk we're absorbing, which we reflect honestly in the offer.

Long Beach's Just Cause for Eviction ordinance requires a legally recognized reason to remove a tenant — and "I sold the building" is not one of them unless the buyer intends to move in. Additionally, most terminations require mandatory relocation assistance of 1–3 months' rent ($4,500+ in most cases). We factor these costs and risks into our offer. You don't pay them — we account for them in our pricing.

Yes. Liens don't prevent a sale — they just have to be satisfied at closing. Federal IRS tax liens, HOA assessment liens, mechanic's liens, judgment liens, child support liens — all are paid from your closing proceeds through the escrow company. You don't write a check for any of it before closing. What remains after all lien payoffs and the mortgage payoff is your net proceeds.

Title issues are handled by our escrow and title company during the escrow period. Common issues — missing heir claims, old unreleased liens, deed errors, chain of title gaps — can often be resolved through title curative work, quiet title actions, or title insurance. These take more time but are usually solvable. We'll tell you honestly if a title issue is likely unresolvable.

We'll be completely honest: if your home is in excellent, move-in-ready condition, located in a high-demand Long Beach neighborhood, and you have 90+ days and no complicating factors (no tenants, no liens, no code violations, no probate), a traditional listing with a skilled agent will likely net you more. The premium you'd receive over our cash offer can exceed our fee, repair, and commission savings. We always tell sellers this when it's true.

Yes. We have referral relationships with several Long Beach agents we trust. If, after our honest analysis, we believe a traditional listing would serve you better financially and you have the time and resources to do it, we'll say so and offer a referral. We'd rather lose a deal than close one where we took advantage of someone who had better options.

Zero. At no point — from form submission through walkthrough through receiving a written offer — are you obligated to do anything. We never use high-pressure tactics. We'll follow up once after presenting an offer, and if you say no or need more time, we respect that completely. Many sellers come back months later when their situation has changed.

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