Get a fair cash offer on your house — no repairs, no showings, no waiting.

Market value is roughly what your home would sell for today. Equity is that value minus whatever you still owe on it — mortgage, liens, and so on. Equity is the part that's actually yours.

Both let you borrow against equity you've built up, using the house as collateral. A home equity loan gives you a lump sum with a fixed payment; a HELOC works more like a credit line you draw from as needed. Terms and qualification vary a lot by lender.

In most cases, federal law allows an heir to keep making payments on the existing mortgage without it being called due immediately, even without formally qualifying for the loan themselves. The specifics depend on the lender and loan type, so it's worth a direct call to the loan servicer early on.

It means a buyer takes over the property and keeps making payments on the seller's existing mortgage, instead of that loan being paid off at closing. It can work well in the right situation, but it carries real risk for both sides — worth understanding fully before agreeing to one.

Generally, smaller, practical updates — a minor kitchen refresh, updated bathroom fixtures, fresh paint, better curb appeal — recoup more of their cost than large additions or highly personalized renovations. Value varies a lot by neighborhood, so it's worth checking what's typical in your specific area.

Often, yes — work touching electrical, plumbing, structural walls, or roofing usually requires one. Requirements differ by city and county on both the Illinois and Iowa sides of the Quad Cities, so check with your local building department before starting.

Forbearance temporarily pauses or reduces payments, with the missed amount typically due later. A loan modification permanently changes the loan's terms. If you're behind on payments, your servicer can tell you what's actually available on your specific loan.

Pre-qualification is a quick, informal estimate based on what you report about your finances. Pre-approval means a lender has actually verified your income, credit, and documents — and it carries a lot more weight with sellers.

No. We buy properties in whatever condition they're in — fire damage, hoarding situations, deferred maintenance, outdated systems, it doesn't matter. You don't clean, fix, or stage anything.

None. Submitting your address just starts a conversation. You'll get a no-pressure cash offer and can take as much time as you need to decide, or say no entirely.

We use the same formula most cash buyers and investors use:

Cash Offer = After-Repair Value − Repair Costs − Selling Costs − Our Profit

After-Repair Value (ARV) is what your home would sell for on the open market once it's fully fixed up, based on recent comparable sales nearby. Repair costs are what it would actually take to get it there. Selling costs cover what we pay when we resell — closing costs, holding costs like taxes and insurance while we own it, and agent commissions. What's left after all of that is the most we can offer and still make the deal worth doing — that's our profit. We'll walk through each of these numbers with you directly for your specific property, not just hand you a number.

Single-family homes, duplexes, small multi-family, and vacant land across the Quad Cities — occupied, vacant, inherited, or tenant-occupied.

No. There's no commission, no listing fee, and we typically cover standard closing costs. The offer you accept is what you walk away with.

As fast as 7 days if you need it, using a local title company. If you need more time — 30, 60, 90 days — we work around your schedule instead of ours.