Understand the sale before you make one
Selling to an investor is the right move for some houses and the wrong move for others. These explain the difference well enough that you could decide against us.
Guides
How selling directly works
The three steps, what sits underneath each one, what you sign and when, and what it costs you.
How a cash offer is calculated
The arithmetic: value after repairs, minus repairs, minus carrying and selling costs, minus margin.
What selling as-is actually means
Which conditions matter, which do not, and why repairs before a sale rarely return what they cost.
Questions homeowners ask most
Mortgages, liens, back taxes, tenants, probate, cleanouts, and how this differs from listing.
What to expect from a buyer
The commitments worth asking any direct buyer for — and the questions worth asking before you sign.
By situation
What changes when the property is inherited, in probate, tenanted, in poor condition, or behind on payments.
- Sell an Inherited HouseA property full of belongings, taxes still coming due, and siblings to agree with.
- Sell a House in ProbateThe estate is moving slowly and the house keeps costing money while it does.
- Sell a House That Needs RepairsRepairs you would have to pay for up front, months before seeing any of it back.
- Sell Before ForeclosureA sale date approaching and a short window to decide what to do about it.
- Sell a Rental With TenantsA tenant who will not pay, a unit that eats its own return, or just enough phone calls.
Quick answers
- How does selling my house to LMS work?
- You send us the address and a few details about the property. We look at recent nearby sales and the condition of the house, then come back with an offer in writing along with the math behind it. If you accept, you choose the closing date and a title company handles the paperwork. If you do not, nothing happens and you owe us nothing.
- Am I obligated to accept your offer?
- No. Asking for an offer commits you to nothing at all. There is no fee, no contract at that stage, and no penalty for saying no. Plenty of people ask for a number, compare it to their other options, and decide to list instead. That is a reasonable thing to do.
- Do I need to make any repairs?
- None. We buy as-is, which means the condition is priced into the offer rather than turned into a list of things you have to fix first. Repairs made right before a sale rarely return what they cost, and anything you fixed we would likely redo anyway.
- What types of properties does LMS buy?
- Single-family houses, condos and townhomes, small multi-unit buildings, and vacant land in some cases. Occupied or empty, updated or original, in good shape or in very rough shape. If you are not sure whether your property fits, ask — it costs nothing to find out.
See what your house could sell for
Send the address and we will come back with a real number and the math behind it. No obligation, no pressure, and nothing to pay to find out.
Would rather just talk it through? 951-363-0706
Get your no-obligation offer
Step 1 of 2Start with the address — that is all we need to begin.
Step 1 of 2: The property