Six steps, fully explained.
Every step below is exactly what happens when you sell your house to Jay. No steps are skipped in the name of keeping it simple. You deserve the full picture.
You contact Jay — call, text, or form.
The first step is a conversation, not a commitment. Call or text (562) 234-2832, or fill out the form with your property address. Jay responds personally within 2 hours during business hours.
In this initial conversation, Jay asks a few basic questions about the property — address, rough condition, why you're selling, and what your ideal timeline looks like. There's no obligation and no pressure. If you decide this isn't for you after talking, that's completely fine.
- Jay answers the phone himself — no intake coordinator
- No obligation to proceed after first contact
- We work in all 10 Triangle counties — just ask if you're unsure
- You can stay anonymous until you're comfortable — no hard sell
Jay walks the property — or you send photos.
To make a fair offer, Jay needs to see the property. For most sellers, he schedules a brief walkthrough at your convenience — he's looking at overall condition, needed repairs, and the layout. He doesn't bring a crew, a clipboard, or a sales pitch. Just a notepad and a straightforward conversation.
If you're an out-of-state heir, a landlord who can't access the property, or someone who prefers to start remotely — photos and a video walkthrough work too. Jay can also pull his own comparable sales data from the Wake County Register of Deeds to start the analysis.
What Jay is actually looking at: Roof condition, foundation, HVAC age, electrical panel type, signs of water intrusion, kitchen and bath condition, and any visible code issues. He's not looking for reasons to lower the offer — he's building an accurate picture of repair costs so the number he gives you is one he can stand behind.
You receive a written cash offer — with the math shown.
Within 24 hours of the walkthrough, Jay sends a written cash offer. It's not a verbal number over the phone. It's a document you can review, share with a spouse or attorney, and take as much time as you need to consider.
Unlike most cash buyers who just hand you a number, Jay's offer includes a plain-English explanation of how it was calculated — the After Repair Value estimate, the repair cost estimate, and how those two numbers produce the offer. You'll know the math before you decide anything.
Cash investors typically pay 50–70% of a home's after-repair market value. That gap exists because we take on the repair cost, carrying cost, and market risk. If your home is in great shape and you have time, listing with an agent often nets you more. Jay will tell you that directly if it applies. See the full net proceeds comparison →
- Written offer — not a verbal number
- Offer is valid for 7 days — no pressure to sign immediately
- Math is shown — ARV, repair estimate, offer amount
- No obligation if you decline
Purchase agreement signed — the NC-specific details.
When you accept the offer, Jay's team prepares a North Carolina Standard Form 2-T Purchase and Sale Agreement — the same contract used in all NC real estate transactions. Here's what's different when selling to a cash buyer:
In a standard NC sale, the buyer pays a due diligence fee directly to the seller at contract signing — it's the buyer's payment for the right to inspect and back out during the due diligence period. This fee is negotiated and non-refundable.
When Jay buys your home: he waives the due diligence fee entirely. You pay nothing at signing. The only upfront item is a small earnest money deposit ($500–$2,500 depending on the purchase price) that Jay pays to the closing attorney's trust account.
NC law requires sellers to complete a Residential Property and Owners' Association Disclosure Statement (RPOADS) even when selling as-is to a cash buyer. This form asks about known material defects — roof leaks, foundation issues, water damage, HVAC condition, etc.
The important word is known. If you didn't know about a condition, you don't disclose it. Jay's team walks you through this form — it's typically a 15-minute conversation, not a legal exam. We've done dozens of these in Wake County.
- NC Standard Form 2-T — no custom contract surprises
- Due diligence fee waived — you pay nothing at signing
- Earnest money paid by Jay to attorney trust account
- RPOADS disclosure completed with Jay's guidance
- Due diligence period: typically 14–21 days for cash buyers
Attorney title search and closing preparation.
North Carolina is one of 22 attorney-close states — state law requires a licensed NC real estate attorney to supervise every closing, whether it's a cash sale or a financed purchase. This is actually good for you as a seller: there's a professional third party making sure the title is clean, the deed is properly prepared, and the funds are disbursed correctly.
What Jay's closing attorney does during this period: Runs a title search to verify clear ownership and identify any liens, judgments, or encumbrances. Prepares the deed transferring ownership to Jay. Prepares the HUD-1 settlement statement showing exactly where every dollar goes. Holds earnest money in their trust account. The attorney fee is paid from Jay's side — it's included in his closing costs, not deducted from your proceeds.
If there are title issues — an old lien, a judgment, a boundary dispute from a prior owner — the attorney identifies them here. Most issues are resolvable and don't kill the deal. Jay has worked through title issues on multiple Triangle properties and knows which ones to push through and which ones require extra time.
- NC-licensed closing attorney supervised by state bar
- Title search identifies any liens, judgments, or clouds on title
- HUD-1 settlement statement prepared and reviewed
- Attorney fee paid by Jay — not deducted from your proceeds
- You review the HUD-1 before closing day — no surprises
Close at the attorney's office — funds wired same day.
Closing happens at the attorney's office in Raleigh or wherever is most convenient. The signing typically takes 20–30 minutes. You sign the deed and a handful of standard documents. Jay (or his representative) signs on the buyer's side.
Funds are wired to your bank account the same day the deed is recorded — usually within a few hours of signing. If you prefer a check, that can be arranged. If you're an out-of-state seller, remote online notary (RON) closings are available in NC and Jay's attorney is set up for them.
- You pick the closing date — Jay works on your schedule
- Closing at attorney's office or via remote online notary
- Signing takes 20–30 minutes
- Funds wired same day as deed recording
- Leave anything you don't want — furniture, junk, personal items
- Keys handed over, you're done
What happens to the property after closing: Jay's renovation team assesses the property, completes all necessary repairs, and either resells it or holds it as a rental — returning it to useful, habitable condition and contributing to the local housing inventory. That's the investor side of the equation.
NC real estate law — what sellers need to know
Four things that make North Carolina different from most other states
Attorney-supervised closings are mandatory
NC is one of 22 "attorney-close" states. Unlike states where a title company handles closing, NC law (N.C.G.S. §84-2.1) requires a licensed attorney to supervise every real estate closing — reviewing the title, preparing the deed, and disbursing the funds. Jay's attorney handles all of this. The attorney fee is on Jay's tab, not yours.
Due diligence fee: what it is and why cash buyers waive it
The due diligence fee is a buyer-to-seller payment at contract signing — the buyer's cost for the right to back out during the inspection/due diligence period. In a competitive retail sale, this can be $1,000–$10,000+. When Jay buys your home, he waives this fee entirely. You receive nothing at signing except the start of the closing process.
RPOADS: required even in as-is sales
The Residential Property and Owners' Association Disclosure Statement (RPOADS) is required in all NC residential sales regardless of whether the home is sold as-is. It asks about known material defects. "Known" is the operative word — you only disclose what you actually know. Selling as-is doesn't exempt you, but it does limit your liability for conditions you weren't aware of. Jay walks you through this form.
Earnest money is held by the attorney — not Jay
In NC cash transactions, earnest money is deposited into the closing attorney's escrow/trust account — not held by the buyer. This protects you: if Jay backs out without cause after the due diligence period, you keep the earnest money. If you back out during the due diligence period, Jay forfeits the earnest money. The attorney is a neutral third party enforcing these rules.
How the timelines actually compare
Cash sale vs. traditional listing — time from first contact to funds in your account.
Questions sellers ask us about the process
When Jay buys your home as a cash investor, he waives the due diligence fee entirely. You pay nothing at contract signing. The only upfront financial item is the earnest money deposit, which Jay pays — not you — into the closing attorney's trust account.
Jay's closing attorney handles all of this. The attorney fee is included in Jay's closing costs — it is not deducted from your proceeds. As the seller, your only closing-day costs are your prorated property taxes (which are adjusted on the HUD-1), any outstanding liens, and that's typically it.
NC law requires this disclosure in all residential sales, including as-is cash sales. The key word is known — you only disclose conditions you're actually aware of. If you don't know the age of the HVAC, you say so. Selling as-is protects you from liability for conditions you didn't know about, but it doesn't exempt you from disclosing the ones you did.
Jay's team walks every seller through this form. It's typically a 15-minute conversation, not a legal ordeal.
After the due diligence period closes, the earnest money becomes non-refundable if you back out without cause. If Jay backs out after due diligence (which would be unusual for a cash buyer who's done his homework), you keep the earnest money.
Jay never pressures sellers. If circumstances change — a family decision, a better option, a change of heart — call him directly. He'd rather you make the right decision for your situation than close a deal that doesn't serve you.
Most liens are resolved at closing by deducting them from the seller's proceeds — the closing attorney pays them off directly on the HUD-1 settlement statement. Judgments attached to the property work the same way. HOA arrears are straightforward: the attorney contacts the HOA, gets a payoff figure, and it's settled at closing.
More complex issues (heir property without clear chain of title, unrecorded deeds, boundary disputes) take longer to resolve but are usually solvable. Jay's closing attorney has handled these throughout Wake County. If you're unsure whether your property has title issues, the title search will reveal them — and you'll know before you're obligated to do anything.