Question 1

How fast can you close?

Accepted Answer

We can close in as little as 7 days if needed. Most transactions close in 14–21 days. You choose the closing date — we work around your timeline, not ours.

Question 2

How do you determine your cash offer?

Accepted Answer

We look at the property's current condition, comparable sales in your area, and the realistic cost of any repairs needed. We're transparent — we'll walk you through the numbers.

Question 3

Do I have to pay any fees or commissions?

Accepted Answer

No. We pay all closing costs. There are no agent commissions and no hidden fees. The offer we make is the exact amount you receive at the closing table.

Question 4

Am I obligated to accept your offer?

Accepted Answer

Never. Our offer is completely free and there is zero obligation to accept. Many sellers request an offer just to understand their options before deciding.

Question 5

Are you a licensed real estate agent?

Accepted Answer

Yes. Mike Wall is a licensed Florida REALTOR® (FL License #3654600) operating through EXP Realty. We're fully transparent about who we are and how we work.

Question 6

Can you buy my house if I have a mortgage?

Accepted Answer

Yes. We pay off your existing mortgage at closing from the proceeds. You receive whatever equity remains after payoff — all handled by the title company.

Question 7

Do you buy houses outside Fort Myers?

Accepted Answer

Yes. We serve all of Southwest Florida: Cape Coral, Naples, Sarasota, Bradenton, Venice, North Port, Punta Gorda, Port Charlotte, Bonita Springs, and Englewood.

Question 8

How is your offer different from Opendoor or Offerpad?

Accepted Answer

Opendoor and Offerpad typically charge a 5–8% service fee on top of their offer, and they only buy move-in ready homes. We charge zero fees and buy houses in any condition — including serious damage, deferred maintenance, and legal complications they won't touch.

Question 9

What condition does my house need to be in?

Accepted Answer

Any condition. Roof damage, foundation issues, mold, fire damage, storm damage, outdated kitchens — none of that matters to us. We buy houses exactly as they stand.

Question 10

Do I need to clean out the house before selling?

Accepted Answer

No. Leave whatever you don't want — furniture, junk, decades of belongings. We handle everything after closing. You take only what you want and walk away.

Question 11

What if the house has code violations or unpermitted work?

Accepted Answer

We handle properties with code violations and unpermitted additions regularly. This doesn't disqualify a sale — we price it into our offer and deal with it ourselves after closing.

Question 12

What if there's a tenant living in the property?

Accepted Answer

We buy tenant-occupied properties. Depending on the lease terms and local law, we either honor the existing lease or handle the transition ourselves — you don't need to evict anyone before selling.

Question 13

Do you buy condos and mobile homes?

Accepted Answer

Yes. We buy condos, townhomes, mobile homes, manufactured homes, duplexes, multi-family units, and vacant land throughout Southwest Florida.

Question 14

What is the step-by-step process?

Accepted Answer

Step 1: You submit your address (takes 30 seconds). Step 2: Mike calls within 15 minutes to ask a few questions. Step 3: We schedule a brief walkthrough or virtual tour. Step 4: You receive a written cash offer within 24 hours. Step 5: You choose your closing date. Step 6: You sign at the title company and receive your funds — wire transfer or cashier's check.

Question 15

Do you need to see the inside of the house?

Accepted Answer

A brief walkthrough helps us price accurately, but we can also work from photos and a virtual tour for out-of-area sellers. We'll tell you exactly what we need.

Question 16

Who handles the paperwork?

Accepted Answer

We do. A local title company prepares all closing documents, handles the title search, and manages the wire transfer. Your only job is to review and sign.

Question 17

What if I change my mind after accepting the offer?

Accepted Answer

Our purchase agreements have a standard inspection/due diligence period. If you need to back out for a legitimate reason during that window, we'll work with you. We want sellers who feel good about the transaction, not pressured into one.

Question 18

Will I get a fair price?

Accepted Answer

Our offers reflect real comparable sales minus the cost of repairs we're taking on. We're not fishing for a 40-cent-on-the-dollar deal — we need to make a reasonable return, and so do you. Most sellers find our net is competitive with or better than a listed sale once you subtract commissions, repairs, carrying costs, and closing timeline.

Question 19

What if I owe more than the house is worth?

Accepted Answer

We work with lenders on short sales when necessary. This involves lender approval of the sale price, which adds time, but we navigate this regularly and can guide you through it.

Question 20

Are there any tax implications to a cash sale?

Accepted Answer

A cash sale has the same capital gains tax treatment as a traditional sale. If you've lived in the home 2 of the last 5 years, you may qualify for the primary residence exclusion. We strongly recommend consulting a CPA or tax attorney — we don't provide tax advice.

Question 21

What about back property taxes or liens?

Accepted Answer

We buy properties with back taxes, HOA liens, contractor liens, and other encumbrances. These are typically paid from the proceeds at closing so you don't need to come out of pocket.

Question 22

Can you buy a house still in probate?

Accepted Answer

Yes. We can make an offer before probate closes and structure the closing to occur after the court approves the sale. We work with probate attorneys in Lee, Sarasota, and Charlotte counties regularly.

Question 23

I'm an out-of-state heir. Can we close remotely?

Accepted Answer

Absolutely. We handle remote closings via overnight documents and wire transfer routinely. You never need to travel to Florida.

Question 24

What if there are multiple heirs who need to agree?

Accepted Answer

All heirs must consent to the sale — standard in any probate transaction. We can work with your attorney and the court to ensure all parties are properly represented and comfortable.

Question 25

The inherited house needs major repairs. Do we have to fix anything?

Accepted Answer

No. We buy inherited properties as-is in any condition. You're not responsible for a single repair, cleaning trip, or carrying cost beyond the closing date.

Question 26

How does selling during probate affect the timeline?

Accepted Answer

Probate in Florida typically takes 6–12 months for formal administration. We can have a signed purchase agreement in place during this period so the moment the court approves, we're ready to close immediately.

Question 27

Can you still buy my house if the foreclosure auction is soon?

Accepted Answer

Possibly — but time is everything. Call us immediately at (239) 747-2274. If we have enough time to open escrow and clear title, we can often close before the auction date.

Question 28

Will selling to you affect my credit differently than a foreclosure?

Accepted Answer

A voluntary sale is far better for your credit than a completed foreclosure. A foreclosure can stay on your credit report for 7 years and drop your score 100–150 points. A cash sale is simply a sold property.

Question 29

What is a short sale and can you help?

Accepted Answer

A short sale occurs when you owe more than the home is worth and the lender agrees to accept less than the full payoff. We handle lender negotiations on short sales and can manage the process from start to finish.

Question 30

Florida's foreclosure process seems long. Do I have time?

Accepted Answer

Florida is a judicial foreclosure state — the average timeline is 6–12 months from first missed payment to auction. If you've received a lis pendens (foreclosure filing), you almost certainly still have time. Call us today.

Question 31

Should I sell to a cash buyer or try to list with a Realtor to avoid foreclosure?

Accepted Answer

With an auction date approaching, a traditional listing rarely works — lenders won't wait 60–90 days for the market. A cash sale with a 7–14 day close is usually the only option that actually stops a foreclosure before it completes.

Frequently Asked Questions

General Questions

Property Condition

The Process — Step by Step

Pricing & Financials

Probate & Inherited Homes

Foreclosure & Pre-Foreclosure

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