You aren't listed on title and you aren't a real estate agent. Do you have the authority to sell the home?

Yes. Either one of two things has happened: 1. We've purchased the property so recently that it hasn't shown up in tax records, MRIS, or MLS systems, or 2. We currently have the property under contract to purchase, which gives us an "equitable interest" in the property and the right to try to resell it while we have it under contract. Instead of waiting until we take title to the property to close, we condense the time frame in marketing the property while we still have it under contract and immediately resell once we purchased it. This is either handled as two separate transactions where we will hold title for a few hours until we sell the home to you OR we will assign our right to purchase the property at closing. Either way, just like any other purchase transaction, you will get a clear title at closing with an opportunity to purchase title insurance if you'd like. And, yes, it is legal to market a property you do not currently have title to as long as you have a contract on the home with the title holder. We can get you in touch with a local attorney that can verify this and/or address any other title transfer related concerns you might have. Simply email us this request, along with the street address of the home you are interested in. We want you to feel just as comfortable buying a home from us as 100s of others have!

If you aren't currently on the title, will I get clear title when I buy? How is title transferred?

Yes, you will get clear title at closing and transfer of title will be the same as if you purchased any other property. The name of this transfer varies according to state, but it is typically referred to as 'General Warranty Deed'. We can get you in touch with a local attorney that can verify this and/or address any other title transfer related concerns you might have. Simply email us this request, along with the street address of the home you are interested in. We want you to feel just as comfortable buying a home from us as 100s of others have!

I'm a real estate agent, how do I market, show, and get paid on your homes?
How do I protect myself from my buyer going directly to you or getting 'stolen' at the showing?
Will you pay more or less of a commission than the typical 3% (0-6%)?

Our homes MUST be marketed publicly or posted on social media at the same price we are advertising them for to avoid the property being seen at multiple prices and looking like a scam. If you have an interested buyer, we recommend you join your client to the showing (although it is not required). To protect yourself and your buyer from other buyers/agents at the showing, we recommend you sign a buyer broker agreement with your buyer prior to them seeing the home, which is often required by state law or the local real estate board anyway. We advertise we pay a 3% commission on the homes we advertise, but you can actually write whatever commission you want to be paid directly into the offer you will be submitting with your buyer. An example of what to write into the contract will be sent to you in the showing email you will receive when you request to see the home. But keep in mind we will be accepting the highest NET offer we receive (offer price - commissions) and we have a lot of investors on our list that do not use agents. We have had agents ask and receive a 6% commission, and even higher in lower priced areas, but they are typically letting their clients know they will need to offer higher than asking price in order to get the home. Agents will be paid through the closing company/attorney as a line item on the HUD/ALTA, like any other transaction.

I'm a wholesaler. How do I market, show, and get paid on your homes?
How do I protect myself from my buyer going directly to you or getting 'stolen' at the showing?
Will you pay more or less of a commission than the typical 3% (0-6%)?

Our homes MUST be marketed publicly or posted on social media at the same price we are advertising them for to avoid the property being seen at multiple prices and looking like a scam. If you have an interested buyer, we recommend you join your client to the showing (although it is not required). We recommend you control the showing and contract process with your buyer. It is safest to attend the showing with them, signing any showing disclaimer required at the showing on their behalf, and making sure you put together and submit the contract. We advertise we pay a 3% commission on the homes we advertise, but you can actually write whatever commission you want to be paid directly into the offer you will be submitting with your buyer. An example of what to write into the contract will be sent to you in the showing email you will receive when you request to see the home. But keep in mind we will be accepting the highest NET offer we receive (offer price - commissions) and we have a lot of investors on our list that do not use agents. We have had agents ask and receive a 6% commission, and even higher in lower priced areas, but they are typically letting their clients know they will need to offer higher than asking price in order to get the home. Agents will be paid through the closing company/attorney as a line item on the HUD/ALTA, like any other transaction.

Will you sign a commission agreement (option agreement for wholesalers) prior to me telling my client about the home?

We will be happy to sign a commission agreement (or option agreement for wholesalers) once you have seen the home and want to write an offer, but we will not sign one prior to your client seeing the home. The reason is simply logistics. If we had to sign one for every person that wanted to see the home, we'd be reviewing and signing documents all day! If you are concerned about protecting your client and yourself, sign a buyer broker agreement with your client prior to telling them about the home. In most states, this is required by law or the real estate board anyway. For wholesalers, you will need to control the process of access and contract with your client.

I see your home marketed by another wholesaler, what's the deal? Do you control this property? Does the other person?

We allow other wholesalers, and agents as well, to market our properties as long as it is at the SAME price we are advertising them for. Our company has a contractual control over every property we advertise. You will get clear title on every property we advertise or your EMD will be returned by the closing company/attorney holding it as required by law. Note: Please screen shot and text/email us immediately if you ever see one of our homes advertised at a different price than we are marketing it for.

Do you fund or joint ventures on homes you advertise?

Unfortunately we do NOT fund or joint venture on the properties we advertise. We are looking for a cash purchaser. But we do joint venture and fund 100% of all costs for investors looking to rehab or wholesale properties. If you have a deal you need funding for, email us about it. We'd love to work with you!

Can I send you an offer on the board contract?

Unfortunately we do NOT work with the board contract because there are ten million "outs" in that contract. We have a specific contract we use which you can find on the web link to that particular home. If there is something you feel you want to add to the contract, you can, but we do NOT work with escalation clauses.

Can I close with my closing company/attorney?
Will you do a split settlement with my closing company/attorney involved?

We will consider using another closing company, but we prefer to work with ours to ensure the transaction runs as smooth as possible. We will NOT do split settlements, unless required by local law, because we have found them to be complicated and much harder to keep with contractual timelines compared to using just one closing company/attorney. Note: Unlike real estate agents that often have arrangements with closing companies that get "kickbacks" or paid to send you to their title company, we do NOT get paid by the closing company/attorney we use. We just know they do a good job!

Will you consider an offer with an inspection contingency?
What about inspections for septic, foundation, survey, or water issues?

No we don’t take offers with inspection contingencies. If there is a big issue like septic, foundation, or water issue, we probably have already done the same due diligence using a local professional and will pass that information on to you in the notes section of the listing.

Will you consider a financed offer?
Will you consider an offer with a financing contingency?

Yes, we will accept financed offers. Cash is king. Hard money and private money financing is best if provided by a LOCAL source. We will consider offers with conventional financing, depending on the home's condition, which is usually identified in the notes section for that home on our website. We will NOT consider FHA and VA financing.

How much earnest money deposit (EMD) do you look for in your contracts?
Is the earnest money non-refundable?
Who holds the earnest money deposit (EMD)?

Typically, no set amount. If we have a requirement, we will state it in the notes section on the web link for that home or in the showing email. Overall, the EMD amount will depend on the asking price, if its being financed and how, and if we've worked with you before. The earnest money IS NON-REFUNDABLE, unless there is a title issue that arises where we are unable to transfer title, then your EMD will be returned. Although we prefer the EMD be held by the closing company/attorney doing the closing, the EMD can be held by whoever you'd like that is allowed to legally hold it (i.e. real estate brokerage or closing company). We must receive confirmation that the EMD has been deposited with a the source within a day of the contract being signed by all parties.

When will you review offers?
If I give you a full price, cash offer, will you ratify it immediately and take the home off the market?

All of our homes are run the same. We don't review offers until the day/time designated in the showing email. If we have multiple offers, we ask for highest and best ONCE, so there will be no "bidding wars". We don't have a 'buy it now' price that will allow you to buy the home before anyone else sees it, even if that offer is at or above asking price. We found most buyers, at some point, will want to see inside the house to see/evaluate it, even if they said they would take it at a certain price sight unseen. Then a portion of those people would say it wasn't what they expected and wanted their EMD back. Some would still go through with the closing, but were upset with the transaction. We want ALL transactions to be a win/win. So we follow a consistent method of showing properties that tried to achieve that. Note: Even though we don't review offers until the day after the showing, we want to encourage you to place your offer immediately after seeing it so we can review it and inform you of any issues with your offer (i.e. lack of proof of funds, financing questions, closing date).

Before I go see it would you take (low ball offer) for the home?
What’s the lowest you’d take for the home?

Most of our homes sell at, near, or above asking price on the first weekend they are advertised, so please do not bother sending a "low ball" offer. If offers are farther than 15% from our asking price, we will re-release the home at a lower price at a later date.

Why isn’t this property listed in MLS?
Why don't you just list it?
I’m an agent, can I list your property in MLS for you for a reduced commission or a “pay for fee” service?”

We do not list our properties because the board contract has many too many "holes" in it that allow buyers to easily get out of the contract. Also, our transactions are unique and require special attention from the closing company, which we have little choice over when listing a property. Additionally, most properties on the MLS are sold to buyers with financing that is uncertain where there is little consequence if the buyer's financing falls through. Overall, there is too much uncertainty and too many issues out of our control when dealing with the board contract and listing a property. The importance of selling our homes does not revolve around getting the highest price, its in the confidence of getting to closing, which can't happen when its listed.

Can I just stop by and see the property?
Can I see it before everyone else?

If the home is vacant, we'll typically have it available to see through mechanical lockbox, where you'll receive the combo as soon as you email us you want to see it. If the home is occupied, you'll receive an email notifying you of a showing day/time. We set up ONE showing time to avoid disturbing/annoying the occupants. NOTE: If you do knock on the door prior to showing time, the occupants are instructed to take your name and number. They will relay that information to us and you will be PERMANENTLY removed from our email list.

Do you have a list of property I can check out?

Our properties can be found at https://realityrei.com/h. But 90+% of our homes sell on the first weekend, so realistically there is no "list" of inventory because our properties sell so quickly.

Can I get notified of homes before you release them to your list? Do you have a VIP list?

No. We give everyone the same fair shot at the home. If you’re getting our emails, you are already on our best (and only) list!