Most companies that put "we buy houses" on a sign or a website are real businesses. The phrase itself tells you nothing about any one of them, though. Anyone can print it. What protects you is checking the buyer in front of you, with the same questions every time.

We're a Metro Detroit company that buys houses for cash, so run this checklist on us too. Most of it takes a phone call or a search, and none of it needs a lawyer to start. Where your case turns on the details of a contract, talk to a Michigan real estate attorney.

Are we buy houses companies legit?

Many are, and a real buyer will answer every question in this post without getting defensive. The label is not the test. The buyer's answers are.

A cash sale is an ordinary transaction. A buyer with money in the bank signs a purchase agreement, a title company holds the money, and you sign the deed at closing.

Michigan's Attorney General does warn about cash-for-homes offers aimed at people in hard times. The warning signs it lists are repeated calls, high-pressure language and a rush past the documents. Its advice is plain: get a second offer, and take the time to understand every document before you sign.

A cash sale also has a cost. Cash buyers, us included, pay fair prices but not always full market value, and for a house that needs work the price reflects the repairs. The BBB says that if you have time, a full-service brokerage will likely net you more. If your house is in good shape and you can wait a few months, listing may be the better path.

What are the warning signs with a cash home buyer?

The clearest signs are a request for money, pressure to sign before you've read, and a deed or blank form outside a closing. Any one of them is a reason to stop and ask more questions.

A fee to make an offer or hold the deal. A buyer pays to buy your house. You shouldn't pay to be considered, and the BBB says never to give a buyer money before closing.
Pressure to sign right away. A price that is only good until tonight, calls that don't stop, or papers you're told to sign without reading. A fair offer can wait while you read it.
Blank spaces or a deed before closing. Michigan's Attorney General says never to sign a blank document, and not to deed your property to anyone without consulting an attorney.
Promises that only exist in a phone call. Get every promise in writing: the price, the closing date, and who pays which costs.
A high number before anyone has seen the house. A price given sight unseen hasn't been tested against the roof, the basement or the furnace.
Money moving outside the closing. The BBB says to close through a closing or escrow agent and to refuse any pressure to pay "off the books."

How do you check a cash buyer's proof of funds and track record?

Ask for proof the money exists, then check the company in places it doesn't control: state records, Google, the BBB and its street address.

Proof of funds. Ask for a recent bank statement or a letter from the buyer's bank showing enough money to close. The name on it should match the buyer in your purchase agreement. If the buyer needs a loan, it isn't a cash sale.
State registration. Search the company's exact legal name in the Business Entity Search run by the Michigan Department of Licensing and Regulatory Affairs (LARA). LARA makes the documents Michigan companies file public. Corporations and LLCs report a resident agent and registered office every year, so you can see who answers for the company.
Reviews in more than one place. Read the company's Google reviews and its BBB profile, not only the quotes on its own website. The BBB suggests confirming an official name, phone number and physical address, and reading reviews for complaints.
A real local office. Look up the address. A buyer that says it's local should have a place you could visit.

Here is our information, so you can check it. Chris Kirshenboim founded the company, and we've been buying houses in Metro Detroit since 2016. Our office is at 43599 Schoenherr Rd, Sterling Heights, MI 48313. We have 173 Google reviews with a 4.9 average: read them on our reviews page and on Google itself. Our company page tells you who we are.

What if the buyer won't close in its own name?

Ask every buyer this before you sign: "Will you close in your own name, with your own money, at a title company I can check?" A clear yes means the company that signs is the company that pays you.

A no, or a vague answer, can mean the company plans to bring in a different buyer to take its place before closing. That isn't automatically bad. It does change what you're agreeing to:

You'd be selling to someone you haven't checked. Ask who the other buyer is, and run the same checks on them.
Your closing depends on a second party. If no one steps in, or the new buyer's money isn't ready, your date can slip or the deal can end.
The price can come back up for discussion. A new buyer may walk the house and ask for a lower number.

Read the purchase agreement for language that lets someone other than the named buyer complete the purchase. If you want the company you checked to be the one that closes, ask an attorney about wording that says so. The State Bar of Michigan's Lawyer Referral Service can match you with a lawyer. The $25 fee covers a consultation of up to 25 minutes.

Why does the title company matter more than the buyer's website?

Because the title company, not the buyer, holds the money and handles the deed. A website can say anything. A licensed title agency has to account for the money it holds for you.

Michigan's insurance code lets title insurers and title agents hold money in escrow until closing, and they often hold the buyer's earnest money. The Department of Insurance and Financial Services (DIFS) expects that money to sit in a separate escrow account. DIFS can suspend or revoke the license of an agency that doesn't keep it separate. You can look up licensed agencies with the DIFS Locator.

Look up the title company yourself. Find its phone number on your own, not from the buyer's email, and call to confirm it has your file.
Ask where the earnest money is. Ask the title company whether it has received the buyer's deposit.
Sign the deed at closing. The deed should change hands through the title company, when the money to pay you is there. If you still owe on the house, the mortgage and any liens are paid from the sale at closing.
Watch your property records. The Attorney General suggests signing up for any notification service your county register of deeds offers. You'll hear when a document is recorded against your home.

What should a fair cash offer and purchase agreement include?

A fair offer is in writing, explains how the buyer reached the number, and holds after the buyer has seen the house. A fair purchase agreement says what the buyer told you, in plain terms, with nothing left blank.

Before you sign, find these in the agreement:

Price and costs. The price, which closing costs the buyer pays, and whether anything comes out of your proceeds.
Closing date. A date or a window you chose, and what happens if the buyer misses it.
Earnest money. How much, who holds it, and when it becomes yours if the buyer backs out.
Inspection period. How many days the buyer has to inspect the house and cancel. The CFPB tells home buyers to make offers contingent on a satisfactory inspection, so they aren't required to buy if it finds serious problems. The same clause gives a buyer room to ask for a lower price.
The buyer's name. The full legal name, matching the LARA record and the proof of funds.
What you leave behind. Whether you can leave furniture and belongings, and who removes them.
Possession. When you hand over the keys.

Here is what a walkthrough price cut tends to look like. A buyer offers a strong number by phone, you sign, and you start making plans. Near the end of the inspection period, the buyer calls about the roof or the foundation. Now that your moving date is close, it asks for less. You can say no, but by then no may cost you your timeline. The fix is to have the buyer see the house before you sign, and to ask in writing what could still change the price.

Sylvia was retiring to Arizona with a 90-day window to sell. She wanted three opinions from different buyers before choosing one. One buyer had offered $165,000 without seeing the house, and she didn't take that number seriously. Sylvia's story shows how her comparison played out.

Our offers are no-obligation and usually come within 24 hours. We close in as little as 7 days or on the date you pick, cover the typical closing costs, and buy as-is. How we buy houses walks through each step, and our FAQ page answers common questions about fees and timing. If you'd like a number to set beside the others, request a cash offer from us and check it against this list.

Frequently asked questions

Should I ever pay a fee to get a cash offer?

No. A cash offer should cost you nothing, and so should a second or third one. The BBB advises never giving money to a buyer before closing, and the FTC tells homeowners facing foreclosure not to pay anyone who charges upfront fees. At closing, the title company's settlement statement shows the costs and who pays them. Read it before you sign, and ask about any line you don't recognize.

How do I look up a cash buyer's reviews and BBB record?

Search the company's exact name on Google and read its reviews, starting with the lowest ratings. Then search the same name on BBB.org to see its profile, any complaints, and how the company answered them. Check that the name, phone number and address match across Google, the BBB, the company's website and Michigan's LARA business records. A mismatch is worth a question before you sign anything.

Can a cash buyer lower the price after inspection?

It depends on the purchase agreement. If it gives the buyer an inspection period, the buyer can usually cancel during that time. That also gives it room to ask for a lower price. You can say no. Before you sign, ask whether the offer is based on seeing the house, what could change it, and how many days the inspection period runs. A Michigan real estate attorney can explain your particular agreement.

What is earnest money and how much is normal?

Earnest money is a deposit the buyer pays after you both sign, to show good faith. The CFPB says a seller or a third party such as a title company holds it. If the buyer doesn't perform in good faith, it may be paid to the seller. Freddie Mac puts typical earnest money at 1% to 5% of the price. In a cash sale the agreement sets the amount, so read it, and make sure the title company holds it.

How many cash offers should I get?

Get at least two. Michigan's Attorney General tells homeowners to get a second offer before taking a cash-for-homes deal. Compare what you'd walk away with, not only the price: closing costs, the closing date, the inspection period and who actually closes.

Is a sight-unseen cash offer a red flag?

Not always, but treat it as a starting point, not a price. No one can price a roof, a basement or a furnace they haven't seen, so a sight-unseen number can change after the walkthrough. Ask the buyer what would change it and when they'll see the house. Sylvia had a $165,000 offer from a buyer who never saw her house, and she didn't take it seriously.

Check us the same way

Use this checklist on every buyer you talk to, us included, and take as long as you need to compare. When you want a number, get a no-obligation cash offer or send us a message. You can also call us at (313) 217-9851.

How to Check a Detroit Cash Home Buyer Before You Sign