BBalboa Home BuyersSan Fernando Valley
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How Selling to Us Actually Works

Four steps, no obligation at any of them, and a written number you can take to your own attorney before you agree to anything.

Start with a phone call

Tell us about the property — we'll tell you straight if we're not the right buyer.

No fees, no commission, no repairs. We'll reach out about your property by phone, text, or email — reply STOP to any text to opt out. We do not sell your information.

  • No agent commission and no fees of any kind
  • No repairs, no cleaning, no cleanout — leave what you don't want
  • Written, itemized offer so you can see how we got to the number
  • You choose the closing date — as little as two weeks, or take as long as you need

We're a local buyer, not a lead-generation site. Your information isn't sold and you won't get eleven phone calls for filling out this form.

How selling to us works

Three steps, and you can stop at any one of them. Most sellers we talk to are simply trying to find out what the house is worth as-is before deciding anything.

1

You tell us about the house

Address, condition, and what's going on. Five minutes on the phone. We'll tell you straight away if we're not the right buyer.

2

We walk the property

One visit, usually 20–30 minutes. No cleaning, no repairs, no staging. Tenants and belongings can stay right where they are.

3

You get a written offer

Typically within 24 hours of the walkthrough, with the number broken down so you can see how we got there.

4

You pick the closing date

Escrow at a local title company. As little as two weeks if you need speed, or ninety days if you'd rather take your time. We can also leave you in the house after closing.

What we ask you for

  • The address, and roughly what condition it's in — you don't need to be precise
  • Whether anyone is living there, and whether they're on a lease
  • Anything unusual: an addition, an open permit, a code notice, a lien, a probate
  • Your timeline, and whether you need to stay in the house for a while after closing

What we don't ask for: an inspection you paid for, repair estimates, a cleaned-out house, or any money at any point. If a buyer ever asks you for a fee, walk away.

How we get to the number

After-repair value, based on what comparable finished houses on your side of the Valley actually sold for. Minus the cost to get your house there. Minus holding, closing, and resale costs. Minus our margin, which is how we stay in business and which we'll state rather than hide.

We show you those lines. If you think our repair number is too high, tell us — bring a contractor's bid and we'll look at it. Most sellers never argue with the offer because most buyers never show them enough detail to argue with.

What happens after you accept

  1. We open escrow at a local title company and deposit earnest money.
  2. Title runs a search. This is where liens, judgments, and title defects surface — better now than later.
  3. We complete our diligence, at our cost. You don't pay for inspections.
  4. You sign, escrow closes, and funds are wired to you.

Things you should insist on with any cash buyer

  • Get it in writing, itemized. A verbal number is not an offer.
  • Ask whether they'll assign the contract. Many buyers, including us at times, sell the contract to another investor. That's legal and normal — but it should be disclosed in the agreement, not discovered later.
  • Ask what happens if they try to renegotiate. Price reductions after you've taken the house off the market are the most common complaint about this industry.
  • Take it to your own attorney. A day's delay costs a legitimate buyer nothing.
  • Never sign a document with blanks in it. Ever.

Ready for a number?

It takes one call and it costs you nothing to find out.

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