1. The first call (about 10–15 minutes)
You tell us about the house and your situation. We will ask:
- Why the family wants to sell and how fast you need to be done
- What is wrong with the house, what has been repaired, and whether anything was added
- Who lives there: owner, tenant, or vacant
- Whose name is on the title, whether there is a living trust, and whether probate is open
- Roughly how much is still owed on the mortgage
We do not quote prices over the phone, because without seeing the house any number is a guess. If the house is not a fit for us, we say so right away so you do not waste your time.
2. The walkthrough (30–45 minutes)
We meet at a time that suits you, including weekends. For older owners, we invite family to be there or listen by phone. We look at each room, the roof, plumbing, and electrical, and ask permission to take photos to estimate repair costs. You do not need to clean anything beforehand.
3. The written offer (within 24 hours)
The offer states:
- The purchase price and roughly what you net after paying off the bank
- The expected closing date and your move-out date
- Who pays escrow, title, and other fees
- How we arrived at the number: after-repair value, repair costs, resale costs
You have time to think, ask family, and consult an attorney, CPA, or agent. We never push you to decide the same day.
4. Signing the contract
This is the standard California residential purchase agreement. We explain every term before you sign. The key terms:
- As-is purchase: you repair nothing
- Inspection period: usually 7–10 days for us to inspect the house and title
- Assignment rights: we may assign the contract to a partner investor who takes title; your price and terms stay the same
- Items left behind: the contract lists exactly what you are leaving
5. Escrow (usually 2–3 weeks)
The escrow company is a neutral third party: it holds the deposit, checks title, contacts your lender for the payoff amount, and prepares documents for signing. During this time:
- We or our partner investor may ask for one more scheduled visit
- Escrow sends you documents to sign, often with a notary who comes to your home
- If there is a lien, back taxes, or a title issue, we work through it with escrow
6. Closing and moving out
Once the deed is recorded with the county, escrow pays your lender and sends the rest to your account, usually by wire. The move-out date follows the contract. If you need to stay a few days after closing, we write that in from the start.
Documents to gather
- ID for the owner on title (driver license or passport)
- Your latest mortgage statement, if you have a loan
- Your latest property tax bill
- If there is a living trust: the trust or a Certification of Trust
- If in probate: the court's Letters for the personal representative
- If tenants live there: the leases and the deposit amounts
- HOA documents if the house is in an HOA
Missing something? That is fine. We help you get it.
Questions about the process
What is a contract assignment and does it affect me?
In the purchase contract we reserve the right to assign it to a partner investor who takes title. Your price, closing date, and all your terms stay the same. You still receive exactly the signed amount through the same escrow. We explain this clearly before you sign.
Can I back out after signing?
The contract spells out when either side may cancel. If your house is in foreclosure, California law also gives you 5 business days to cancel after signing. Read carefully and ask family or an attorney before signing.
Who picks the escrow company?
We usually suggest an escrow and title company we know. If you prefer a different one, just say so and we will talk.
How big is the deposit and who holds it?
The deposit sits with the escrow company, not in anyone's hands. The amount is in the contract.