One of four paths — and the only one with a written number in your hand inside a week. Here's the mechanics, including the parts other buyers skip.
Alex takes the basics: address, listing status and when it ended, days on market and price history, occupancy, rough payoff, timeline. If the house is under an active exclusive listing agreement, we note the end date and stop — see the box below.
In person or by video if you've moved. We're pricing roof, HVAC, plumbing, structure, and scope of updating. Don't clean, don't stage.
Within days. A cash figure, and a subject-to figure when the loan makes that the smarter structure. Plain explanation of what each nets you and when. No deadline pressure; take it to your attorney.
They run title, order your payoff, clear liens and HOA balances, and prepare the settlement statement. You see every line before signing.
Cash can fund about a week after title clears. Subject-to takes two to three weeks while servicing is set up. Need 45 days to move? That's the date.
Your loan is paid off at closing from our funds. Nothing stays in your name. Cleanest when you have real equity.
We take title subject to your existing mortgage and take over the payments, taxes, insurance, HOA, and every repair from closing day. You bring no money to closing. It's the structure for a loan balance the sale price can't clear — the exact problem the loan-balance test identifies.
In a subject-to sale, the loan stays in your name until we refinance or pay it off. Our payment record shows on your credit. The agreement should include third-party servicing so payments are documented, a defined payoff or refinance horizon, and your right to verify the loan is current. Most mortgages also carry a due-on-sale clause; lenders receiving on-time payments rarely invoke it, and Nevada title companies close these routinely, but the agreement should say what happens if one ever does. We are not attorneys. Have yours read every page. We'll wait.
No repairs or clean-out — leave what you don't want. No lender appraisal or inspection contingency, which is why a house that failed two retail inspections still closes. No commission on our side. No showings after the one walkthrough. Tenants, solar leases, HELOCs, and HOA balances are all routine at title. Sellers in Rhodes Ranch and Peccole Ranch with older systems, and owners in Skye Canyon who bought at the peak, are the two most common calls we get.
Get the written offer in days 4–10 of the 30-day plan, next to the corrected-price net sheet and the rental math. If the price correction wins on net, we'll say so. The questions page covers protection periods, tenants, and out-of-state closings.
Give Alex the address and the loan basics. Walkthrough this week, offer in writing days later.
(725) 525-6473Everything on this site is safe to act on while you're listed — testing the price, fixing what the inspection flagged, auditing the marketing — because that's work you do with your agent. The one thing we won't do is buy a house that's under an active exclusive listing agreement. If that's you, let the agreement run its course or have your agent present our written offer as a backup. Once it has expired or been withdrawn, or if you're selling on your own, the direct-sale path is open to you immediately.
The direct path is the only one on the plan you can finish inside the thirty days.