Where real cash buyers come from
- Recorded cash sales — pull deeds with no accompanying mortgage in the last 12 months. Those grantees paid cash. Repeat grantees are your A-list.
- Auction and sheriff-sale winners — public results lists.
- Landlord LLCs — assessor records with multiple parcels under one owner.
- Hard money lender lien records — the borrower is an active flipper.
- Local REIA meetings, contractor referrals and Facebook investor groups.
- "We buy houses" ads in your metro.
Qualify with five questions
- What areas and price ranges do you buy in?
- What's your buy box — beds, baths, sq ft, condition?
- How do you fund — cash, hard money, or a line of credit?
- How many did you close in the last 12 months, and can you send a HUD from the most recent?
- How fast can you close, and will you use my title company?
Proof of funds and one verified past closing separates the ten real buyers from the two hundred tire-kickers.
The one-page deal sheet
Address · beds/baths/sq ft/year · photos · condition notes · ARV with three comps · repair estimate with scope · your price · assignment fee disclosed · access instructions · deadline for offers. Send it to your A-list first, then the wider list 24 hours later. Scarcity is real when it is real.
Assign it cleanly
Signed assignment agreement, earnest money from the assignee, contract and assignment to title, then your fee is paid at closing on the settlement statement. If a deal is too big or too far away, JV it: split the fee with a wholesaler who already has the buyer.
Offr AI includes a free buyers marketplace where cash buyers post their own buy boxes, and matching deals get emailed to them automatically.