Frequently asked questions.
Honest answers, no hedging. If your question isn't below, call (TBD) and ask.
The basics
How fast can you actually close?
As few as 7 days from accepted offer to cash in your account, if the title work cooperates. I've closed in 5 days on clean files. I've also waited 60 days when sellers needed time to coordinate a move, sort through a parent's belongings, or line up a new place. The timeline is yours.
Do you actually pay cash?
Yes. The funds at closing come as a bank check, certified funds, or money wire, your pick. There's no financing contingency, no waiting on a buyer's mortgage approval, and no risk of the deal falling apart because someone else's loan didn't come through.
Are there any fees or commissions?
No fees. No commissions. No closing costs charged to you. The cash offer you accept is the cash you walk away with. I cover the closing costs on my side.
Mobile home questions
Can you buy my mobile home if it's in a park on rented land?
Yes. I buy mobile homes in parks all the time. I coordinate with the park manager on the lot transfer or the move-out, so you don't have to handle that conversation. Tell me the park name when you submit your address and I'll take it from there.
Do you buy older single-wides and rough-shape units?
Yes to all of it. Single-wides, double-wides, triple-wides. Units from the 1970s and 1980s that conventional buyers can't get financing for. Units that are full of stuff you don't want to clean out. Leave what you don't want. I handle it.
What if the title is missing or tangled up?
Title issues come up a lot with mobile homes, especially on inherited ones. I work with a title company that specializes in mobile-home titles and can usually solve it. Tell me the situation when you reach out and I'll tell you what's involved.
What if I owe more on it than it's worth?
It happens. Sometimes we can still work it out, you cover the gap at closing, or I negotiate with the lender on a payoff. Sometimes the math just doesn't work. Either way, I'll be straight with you on day one. No false hope, no wasted time.
Single-family house questions (East Texas)
Will you buy my house if I'm behind on payments or facing foreclosure?
Yes, and selling fast is often the best move to protect your credit. If you have an auction date scheduled, tell me when. I've closed ahead of auction dates before. Talk to me before you talk to your lender about a workout.
What if the house needs major repairs, roof, foundation, plumbing?
Bring it. I buy as-is. Major repairs affect the offer (I'm the one doing the work after we close), but they don't disqualify the house. The worse the condition, the more a cash sale makes sense. You don't have the time, money, or energy to fix it before listing.
What if the house was inherited and the title isn't clean yet?
I've bought inherited properties across East Texas. Probate, multiple heirs, missing paperwork, all common, all solvable. The title company sorts it before closing. Tell me where things stand when you submit your address.
About the process
What happens after I submit my address?
Within 24 hours, you get a call or a text from me with a written cash offer. I'll have pulled comps, looked at the property (in person if it's in East Texas), and put a fair number on it. Accept, negotiate, or walk away. No pressure, no follow-up emails for months.
What about back taxes, liens, or code violations?
Those are normal. I buy properties with back taxes and liens regularly. The title company runs a title search before closing and the amounts come off the top of the offer so the lien is paid and the deed transfers clean. You don't have to go pay anything off before the sale.
Do I have to clean it out before selling?
No. Leave whatever you don't want, furniture, appliances, contents, the mess in the garage. As-is means as-is. I handle the cleanout after closing.
Related resources
How to Sell a Mobile Home Fast in Texas: 2026 Guide
A step-by-step guide for Texas mobile-home sellers. What your options are, how to value your home, and what to watch out for.
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