Purchase agreement
A standard Illinois residential purchase contract with a cash buyer, an as-is clause, and your chosen closing date.
How it works
From first call to closing table
A cash sale should be simpler than a listing. Here is the full process, the documents involved, and the parts most sellers ask about first.
- No listing agreement
- Written, itemized offer
- Close on your date
The person on this page is the person who answers the phone.Marcus & Dana · (312) 555-0147
Short form · 3 fields
Start the process
Three fields now, a conversation with an owner next.
The four steps
Four steps, no surprises
Most sellers talk to us on Monday and have a written offer by Tuesday. Here is exactly what happens between the first call and the closing table.
- 01
Tell us about the house
Call, text, or send the short form. Address, condition, and your timeline are enough to start. Takes about two minutes.
- 02
We walk the property
An owner visits the property as-is. No repairs, no cleaning, no staging. A friendly walkthrough, usually 10–15 minutes.
- 03
You get a written offer
A clear, itemized cash offer with the numbers behind it. No obligation, no pressure, and no renegotiating after you say yes.
- 04
Close on your date
Pick the closing date that works for you — as soon as seven days, or later if you need time to move. We cover standard closing costs.
Walkthrough clipVideo coming soon
Offer formula
How we get to the number
We buy with our own cash, so the offer has to make sense for both sides. Every offer starts with what your home would sell for after repairs, then subtracts the real costs of buying, holding, and reselling it. We will walk you through every line.
- AAfter-repair value
- Recent comparable sales in your block or suburb, not a county-wide average.
- BRepairs
- A realistic scope based on what we see — roof, mechanicals, kitchen, and everything in between.
- CHolding & selling
- Taxes, insurance, utilities, and the costs we pay when we resell.
- DOur margin
- A modest, fixed range that keeps us buying. Never a moving target after the offer.
Paperwork
What you will actually sign
Four documents do most of the work. We will explain each one before you sign anything.
Title commitment
The title company reviews ownership, liens, and payoff amounts. We order it and share what we find.
Closing statement
A line-by-line settlement statement showing your proceeds, payoffs, and any agreed credits.
Post-closing occupancy
Optional. If you need a few days or weeks after closing, we put the terms in writing.
Timeline
A typical 14-day close
A normal file moves like this. Court dates, probate, and title issues can extend it — we tell you early if they will.
Day 0
Call or form
We collect the address, condition, and timeline.
Day 1
Walkthrough
An owner visits the property as-is.
Day 1–2
Written offer
Itemized offer delivered in writing.
Day 2–4
Title & contract
Title ordered, contract signed, earnest money deposited.
Day 5–10
Clear to close
Liens, payoffs, and any probate items resolved.
Day 7–14
Closing
Sign, hand over keys, get your proceeds.
- No repair or cleaning costs before closing
- No financing contingency on our side
- Standard closing costs covered by us
- Post-closing stay available if you need it
Offer estimator
A rough number, before you talk to anyone
Move the sliders to see how a Chicagoland cash offer is built. This is an educational estimate, not an appraisal — the real number comes after a walkthrough.
Estimates use a 10% holding-and-selling allowance and a 10% margin. Actual offers vary with condition, location, and market timing.
01 — Adjust your numbers
02 — Estimated cash offer
$221,000
- Home value
- $320,000
- Repairs
- −$35,000
- Holding & selling (10%)
- −$32,000
- Our margin (10%)
- −$32,000
Estimate if you listed instead
$262,600A walkthrough replaces the sliders with real comps and a real scope.
Ready to see the number?
Send the address and we will tell you what we can pay, how fast we can close, and what we would need from you.
Straight answers, local owners
Get a written offer. Then decide.
Tell us about the property and we will show you the number, the math, and the closing date. No fees, no obligation, no pressure.
“The person on this page is the person who answers the phone.”