Yes. We’ve bought houses with active fire damage, severe water damage, mold, foundation problems, hoarding conditions, illegal additions, code enforcement liens, underground oil tanks, asbestos, lead paint, and structural collapse. Don’t fix anything. Don’t even clean. Take what you want to keep — we handle the rest after closing.

No. The cash offer we present is the net amount you walk away with. Zero commission. Zero seller-side closing costs (we pay them). Zero repair credits at inspection. The only deductions are existing liens — outstanding mortgage, unpaid taxes, judgment liens — which are paid off at closing from sale proceeds the same as in any transaction.

We look at recent comparable sales in your specific NJ municipality (not zip code, not county — municipality, because New Jersey real estate is hyper-local), the property’s actual condition, repair costs we’ll need to fund, current market trends, and our investor margin. Our offers typically run 70%–85% of after-repair market value depending on how much work the property needs.

No. The number on the written offer is the number on the closing statement, assuming the property is in the condition we agreed to and title is clear. We don’t run inspection-period games where we drop the price $20,000 the week before closing. That’s a predatory practice that’s unfortunately common in this industry — and it’s not how we operate. If we sign for $400,000, we close at $400,000.

No. We’re direct cash buyers — we use our own funds. When you sign a contract with us, we close on it. We don’t market your property to a network of investors looking for the highest bidder, and we don’t assign the contract to a third party. The person who walks through your house is the person buying it.

This is called an underwater situation. It requires a different structure — typically a short sale, in which the lender accepts less than the full mortgage balance. We work with sellers in this situation regularly. The process takes 60–120 days because the lender needs to approve, but it can preserve your credit better than a foreclosure.

Yes. We close out-of-state sellers regularly. Closing documents are sent electronically (or couriered) to your home state, notarized in your state by any commissioner of deeds, and returned. New Jersey doesn’t require seller presence at closing. Funds wire to you. You don’t need to travel back.

We buy occupied properties. You don’t need to evict, file for possession, or deliver any notices before closing. We handle whatever needs to happen after closing — extending a lease, negotiating cash-for-keys, or pursuing eviction through proper New Jersey legal channels.

Yes. Smoke detector certification, Certificate of Occupancy (CO/CCO), township paperwork, and any municipal inspection requirements — we coordinate it all. Most NJ municipalities require these before transfer of ownership; we know each township’s process and handle it for you.

We see underground oil tanks regularly in older NJ homes, especially in North Jersey. Even with leaks or soil contamination concerns, we still buy the property. We absorb the testing, removal, and remediation costs after closing — none of that comes out of your pocket.

Fill out the form at the top of this page or call (908) 320-7995. James or Sam will answer. We need the property address, your phone, and email — that’s it for the initial conversation. We’ll get back to you with a written cash offer within 24 hours.