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- How it works
How buying an off-market deal from us works
Four steps from a listing on this site to closing, and an honest explanation of how we set the price.
We find and contract the house
We market directly to owners across central Ohio. Estates, landlords who are done, houses with deferred maintenance. We walk the house, agree a price with the owner, and sign a purchase contract that lets us assign our interest. Ohio law requires us to tell the owner in writing that we are a wholesaler before they sign, and we do, every time.
We underwrite it
ARV comes from renovated sales within about a half mile in the last six months, matched on size and style. Repairs come from a walkthrough with the contractors we use, priced for a rental or a retail finish. We set our price so the spread works for an investor after those costs. If it does not, we do not list it.
You review and offer
Walk it, pull your own comps, run the calculator on the property page. Send an offer from the page. We reply the same day. On competitive deals the first workable offer with proof of funds wins, we do not run bidding wars.
You close
You sign an assignment agreement and put earnest money with the title company, usually inside 48 hours of acceptance. The title company runs title and closes on the date in the contract, typically 14 to 21 days out. You take the keys and get to work.
The money
Where our price comes from
The price on every deal page is the whole price. It is our contract price with the owner plus our assignment fee, and nothing is added at closing except normal title costs. We show the ARV and repairs so you can see the spread we priced against.
A common rule for flips is to pay no more than 70 percent of ARV minus repairs. Most of our deals price below that line. Buy and hold deals are judged on rent instead, and we say on the page which strategy a house suits.
What we accept
Cash, hard money, and private money. Conventional lenders will not fund an assignment on a house that needs work, and the timelines do not fit. If you need a lender, we can introduce you to local hard money lenders who close on our schedule.
What we do not do
- We do not daisy chain other wholesalers' deals. Everything here is our own contract.
- We do not run bidding wars or shop your offer around.
- We do not invent ARVs. If our number is wrong we would rather you tell us.
- We do not represent buyers or sellers. We are a principal in every transaction.
Buyers list
Hear about the next deal before it hits this page.
Buyers list members get every new contract by email, and by text if they want it, usually a day or two before it goes public. Tell us what you buy and we only send what fits.
- Deal numbers in the first email: price, ARV, spread
- Photos and a walkthrough time on request
- No fees, no daisy chains, no selling your details