99% of cash buyer companies in the Central Valley are wholesalers. They don't have cash. They don't buy homes. They tie them up and assign contracts to real buyers. Here's how to spot them.
"We buy homes for cash. We can close in 7 days. We have proof of funds."
You sign a contract that says "and/or assignee" (buried in the fine print). This means they can assign the contract to someone else.
Behind the scenes, they contact real investors and cash buyers (like me) to find someone willing to pay more than their offer.
If they find a buyer willing to pay $300,000 (when they offered you $280,000), they assign the contract to that buyer and take a $20,000 "assignment fee."
You get $280,000. The real buyer gets the home for $300,000. The wholesaler gets $20,000 for doing nothing. You lost $20,000 because you didn't know about the assignment.
If they CAN'T find a buyer at the agreed price, they call you on day 6 and say "we need to reduce the price to $260,000 or the deal falls through." You're stuck.
This is the #1 red flag. It means they can assign the contract to someone else without your permission.
If they don't have cash, they can't close. They're searching for a buyer, not buying the home.
Real cash buyers close in 3-7 days. If they need 30+ days, they're searching for a buyer.
If they ask for a price cut on day 6, they couldn't find a buyer at the agreed price.
Licensed agents are regulated and accountable. Wholesalers often aren't licensed.
Real cash buyers have no contingencies. Wholesalers often have inspection contingencies.
These companies claim to be direct cash buyers. They're not. They're wholesalers. Here's what you need to know about each one:
DRE #02219124. Regulated and accountable. We can't lie to you without legal consequences.
We actually have the cash. We can show you proof within 24 hours of walkthrough.
We have the capital to close fast. No searching for buyers. No delays.
Our contracts don't say "and/or assignee." We buy the home ourselves.
We will match or beat any cash offer. No last-minute price cuts.
Since 2008. Proven track record. Real capital. Real results.
Get a free cash offer from Alder Heritage Homes. No wholesalers. No assignment contracts. Just a fair offer from someone who actually has the cash.