Selling Your Home: Complete FAQ Library

Three simple steps: 1) Tell us about your property — address, condition, your situation. Takes 5 minutes by phone or online form. 2) We evaluate and present a fair, no-obligation cash offer — typically within 24 hours. 3) If you accept and transaction conditions allow, we may close in as little as 7 days. No repairs, no commissions, no fees. Get started →

Maverick Integrity Group charges zero fees and zero commissions. Unlike listing with an agent (which typically costs 5-6% in commissions plus 1-2% in closing costs), when we make you an offer, that's what you get. We even cover standard closing costs. The only deduction from your proceeds would be any existing mortgage or liens that need to be paid at closing. Learn more about selling as-is →

We can often close in as little as 7 days from offer acceptance, subject to title and transaction conditions. But you set the timeline — if you need 30 days, 60 days, or longer, we accommodate that. The only constraint is if you're facing a deadline like a foreclosure sale date or tax auction, in which case faster is better. See our 7-day foreclosure rescue →

Our offer reflects the home's current as-is condition — we're not making you do repairs first. But when comparing, look at net proceeds: a "market value" sale minus 6% agent commission ($15,000 on a $250K home), 2% closing costs, and $15,000-$30,000 in pre-listing repairs often nets less than a cash offer. We encourage you to run the numbers on both options. Our offer is transparent with nothing deducted. Learn about net proceeds →

Yes — completely no-obligation. You can receive an offer, think about it, compare it to other options, and decide not to accept. There's no pressure, no follow-up harassment, and no contract until you sign. We'd rather you feel confident in your decision than feel pushed into one.

We can provide proof of funds upon request. We've completed transactions across Michigan — see our case studies for real examples. We use standard title companies and attorneys for every closing, so your interests are protected by neutral third parties. Our offers are backed by real capital — we close directly with you.

We pay standard closing costs. You don't pay anything out of pocket at closing. The only deductions from your proceeds are any existing mortgage balances, property tax prorations, liens, or judgments that need to be paid — all of which are standard in any real estate transaction.

We typically do a brief walkthrough to assess condition, but we understand when access is limited (hoarding situations, etc.). We're not conducting a formal home inspection — we're evaluating what we'd need to do to bring the home back to marketable condition. This helps us make the most accurate offer possible.

Yes. We can purchase entire portfolios of rental properties in a single transaction. This simplifies the exit for landlords looking to retire from property management entirely. Learn about selling rental portfolios →

No. Because we pay cash, there's no lender requiring an appraisal. We determine the value based on our own evaluation. This saves you time and eliminates the risk of a low appraisal killing the deal.

When we sign a purchase agreement, we deposit earnest money — typically $1,000 to $5,000 depending on the purchase price — with the title company. This is our "skin in the game." If we fail to close without a valid contractual reason, you keep the earnest money. If you back out after the inspection contingency period, we're generally entitled to its return. The title company holds it in escrow, not us. This protects both parties.

Our purchase agreement uses a standard Michigan real estate contract — the same form used by agents and attorneys. Key terms include: purchase price, earnest money deposit amount (held by title company), closing date, and the fact that this is a cash transaction with no financing contingency. There is typically a brief inspection period (3-5 days) where we verify our repair estimates, and then the contract becomes firm. You're welcome to have an attorney review the agreement before signing. We also encourage you to read our Homeowner's Bill of Rights before signing anything.

After you receive and accept our preliminary offer, we schedule a brief walkthrough — usually 30-60 minutes. This is NOT a formal home inspection. We're looking at: structural condition, major systems (roof, HVAC, electrical, plumbing), and anything not visible from the exterior. We understand some situations make access difficult (hoarding, etc.) and we'll work with you. The purpose is to verify our repair estimates so the final offer is accurate. We never use the walkthrough as a tactic to renegotiate unfairly — the only changes to the offer would be based on condition issues we couldn't see from the outside or from photos.

Several factors affect timeline. Clean title (no liens, no clouds) = fast close (7-14 days). Properties with existing mortgages typically add 1-2 weeks for payoff coordination. Probate properties require court approval, adding 2-8 weeks depending on the court calendar. Tax-delinquent properties need time to negotiate with the county. Properties with multiple heirs require all parties to sign, which adds coordination time. We'll give you a realistic timeline estimate before you commit — no surprises. A typical straightforward cash sale closes in 7-14 days.

We pay for the owner's title insurance policy and standard title/closing fees. In Michigan, the seller traditionally pays for the owner's title policy — but in our transactions, we cover these costs as the buyer. This is spelled out clearly in your settlement statement before closing. The only title-related cost you might see is if there's a pre-existing title issue (old lien, cloud on title) that must be resolved — but these are rare and we'll discuss them with you upfront.

No. We buy homes in any condition — from minor cosmetic issues to major structural damage. You don't need to fix, paint, clean, or upgrade anything. See our as-is selling guide →

No. Leave everything as it is. Take what you want — furniture, appliances, sentimental items — and leave the rest. We handle complete cleanout at no cost to you. This is especially helpful for inherited properties and hoarding situations.

Yes — from minor kitchen fires to major structural fire damage. We buy fire-damaged homes as-is. Many sellers take their insurance settlement and sell the damaged property to us rather than managing a months-long rebuild. Fire damage service → See our Kalamazoo case →

Yes — flood damage, burst pipes, roof leaks, basement flooding. We buy water-damaged homes as-is. No dry-out or remediation required. Water damage service →

Yes. We buy mold-damaged homes as-is. No remediation, no testing. Mold makes traditional selling nearly impossible — most buyers flee at the mention of it. We factor the remediation into our offer and handle it after closing. Mold damage service →

Yes. Cracks, settling, bowing walls — we buy homes with any severity of foundation damage. Foundation repairs can exceed $35,000, which makes traditional buyers run. We factor the repair cost into our cash offer. Foundation problem service →

Yes — with complete discretion and no judgment. We understand hoarding is a recognized condition and approach every situation with compassion. We buy as-is, handle the full cleanout, and never require a complete interior walkthrough. Hoarder house service →

Yes — from minor violations to condemned properties. We buy at any stage and coordinate with the municipality to resolve fines and liens at closing. Code violations service →

Absolutely. Vacant homes are one of the most common situations we handle. Every month a property sits empty costs you money — taxes, insurance, utilities, and risk of vandalism. We close fast to stop the carrying costs. Vacant home service →

Yes. Not every home needs to be a disaster to qualify for a cash sale. If your home has 1970s wallpaper, original fixtures, and hasn't been updated in decades, we'll still make a fair cash offer. You skip the renovation costs and months of prep work.

Yes, once the personal representative has court authority to sell the property. In Michigan, the PR typically receives Letters of Authority from the probate court, which gives them the power to sell real estate. We work with your probate attorney to coordinate timing and ensure the sale complies with court requirements. Inherited house service →

Yes — this is one of the most common situations we handle. Whether the property is in probate, full of belongings, needs major repairs, or involves multiple heirs who can't agree — we buy inherited homes as-is. Learn about selling inherited property →

A cash offer often breaks the deadlock. When all heirs see a concrete number and timeline, it cuts through the emotion. We can issue separate checks to each heir at closing according to their ownership share. If one heir absolutely refuses, a partition lawsuit can force a sale, but that's a last resort. Multiple heirs guide →

Informal probate (uncontested, with a will) typically takes 5-7 months. Formal probate (contested or no will) can take 12+ months. The property can be sold once the personal representative has court authority, which happens early in the process. Full probate timeline →

The personal representative (called executor in other states) is appointed by the probate court to manage the estate. Their duties include inventorying assets, paying debts, filing tax returns, and distributing assets to heirs. Once they receive Letters of Authority, they can sell real estate belonging to the estate. PR duties guide →

When you inherit a home, the tax basis "steps up" to the fair market value at the date of death — not what the deceased originally paid. This means if you sell shortly after inheriting, there's typically little to no capital gains tax. Stepped-up basis explained →

The mortgage remains a lien on the property. Under federal law, heirs can assume the existing mortgage — the lender can't demand immediate payment just because the borrower died. When you sell, the mortgage is paid from sale proceeds. If there's a reverse mortgage, it becomes due when the last borrower dies. Inherited house with mortgage →

Yes. We can issue separate checks to each heir according to their ownership share at closing. No awkward money transfers between siblings.

No. Take what has sentimental or financial value — photos, documents, heirlooms — and leave the rest. We handle the complete cleanout at no cost to you. Clearing out guide →

The biggest mistakes: distributing assets before paying creditors, selling property without court authority, failing to properly notify heirs and creditors, missing tax filing deadlines, and not keeping detailed records. Common probate mistakes →

Yes — at multiple stages. Before the sheriff's sale (best window), after notice of default (still possible), and even during the 6-month redemption period after the sheriff's sale (last chance). Subject to title and transaction conditions, we can often close in as little as 7 days. Foreclosure service → See Detroit case study →

Michigan is non-judicial — lenders can foreclose without filing a lawsuit. Typically 5-6 months from first missed payment to sheriff's sale: Month 1-3 (missed payments + notices), Month 4 (notice of default), Months 4-5 (4 weeks publication), Month 5-6 (sheriff's sale), then 6-month redemption period. Full timeline →

Best options ranked: 1) Sell for cash (may close in as little as 7 days, subject to conditions), 2) Loan modification, 3) Forbearance agreement, 4) Chapter 13 bankruptcy (automatic stay), 5) Deed in lieu of foreclosure. How to stop foreclosure →

A completed foreclosure drops your score 85-160 points and stays on your credit report for 7 years. But selling BEFORE a foreclosure judgment prevents the foreclosure from appearing on your credit report at all. Full credit impact breakdown →

After the sheriff's sale in Michigan, you have a 6-month redemption period (12 months if the property exceeds 3 acres). During this time, you can still sell the property or pay the full amount to reclaim it. Selling for cash during the redemption period is your last opportunity to keep equity.

Contact us immediately. We can close in as little as 7 days. If the sale is sooner than that, we may still be able to coordinate an emergency closing to stop the sale, depending on circumstances. Every day counts at this stage.

Not if you sell before the sheriff's sale. If you let foreclosure complete, you lose everything. If you sell for cash before the sale date, the mortgage is paid from proceeds and you keep whatever equity remains. Many homeowners are surprised to learn they have significant equity even when facing foreclosure.

Yes, and it's often the cleanest solution. Both parties must agree (or the court can order it). We can issue separate checks to each spouse per the divorce agreement. Close in as little as 7 days. Divorce sale service → See Grand Rapids case →

If both names are on the title, both must sign to sell. If one refuses, the court can order the sale as part of the divorce judgment. This is common in contested divorces.

Yes. We can issue separate checks to each party according to the divorce settlement agreement or court order.

Yes. We regularly coordinate with divorce attorneys to ensure the sale complies with settlement agreements and court orders.

Only if that spouse can truly afford it solo. After divorce, one income rarely covers what two incomes did. Many people stretch to keep the house for emotional reasons and struggle financially. Be realistic about whether the mortgage, taxes, insurance, and maintenance fit a single-income budget.

As fast as 7 days from when both parties agree. We can also delay closing to coordinate with the final divorce decree if needed.

Yes. Delinquent property taxes are paid from sale proceeds at closing. In Michigan, counties charge 1% interest per month (12% APR) plus penalties, and can initiate tax foreclosure after 2 years. Selling before tax foreclosure preserves your equity. Tax delinquent service →

A tax lien is a claim against the property for unpaid taxes — it must be paid when you sell. Tax foreclosure is when the county takes the property to satisfy the debt. In tax foreclosure, you lose the entire property including all equity, even if the equity far exceeds the tax debt.

Yes. Most liens — including IRS tax liens, contractor liens, and judgment liens — are paid from sale proceeds at closing. The title company handles the payoff. If liens exceed the sale price, we may need to negotiate with lienholders, but it's still often possible.

For your primary residence: most sellers qualify for the Section 121 exclusion — $250,000 of gain (single) or $500,000 (married) is tax-free if you've lived there 2 of the last 5 years. For inherited property: stepped-up basis typically eliminates most capital gains. For investment/rental property: capital gains may apply. Consult a tax professional for your specific situation.

A short sale may be possible if you're underwater. This requires lender approval. It's more complex but we can help navigate it. If you have significant other liens or debts, bankruptcy may also be worth discussing with an attorney.

Yes — many sellers use the equity in their home to pay off credit cards, medical bills, or other debts. A cash sale gets you the money fastest. Unlike listing with an agent, there are no commissions eating into your proceeds.

Yes. The mortgage arrears are paid from the sale proceeds. This is far better than letting the property go to foreclosure, which destroys your credit and eliminates any equity. The sooner you act, the more options you have.

Yes. We buy occupied rental properties with tenants in place and honor existing leases. No evictions, no tenant communication required from you. Selling with tenants service →

No. We buy with tenants in place. After closing, any tenant issues become our responsibility. You don't need to go through the eviction process.

Yes — single-family rentals, duplexes, triplexes, quadplexes, and larger apartment buildings. We can purchase multiple properties in one transaction. Rental property service →

We can still buy the property. Non-paying tenants factor into our evaluation, but they don't prevent the sale. After closing, the tenant situation becomes our problem to solve.

Yes. We hear this frequently. After years of maintenance calls, tenant issues, and property management, many landlords are ready to cash out. We make it simple — one transaction, close in 14 days, walk away with cash. See Midland case study →

Yes. We honor existing lease terms — including long-term leases, Section 8, and other subsidized housing programs. The tenants experience minimal disruption from the sale.

You don't need to say anything before the sale closes. After closing, we handle all tenant notification according to Michigan law. If you prefer to give them a heads-up, that's fine too.

Close in as little as 7 days. We can coordinate the entire sale around your move date. No need to keep the house show-ready while you're packing. Job relocation guide →

Yes. Downsizing is a perfect fit for a cash sale. You avoid the stress of repairs, staging, and showings while transitioning to a smaller home. We can accommodate your timeline — close when you're ready to move.

Yes — you never need to return to Michigan. We evaluate remotely, present an offer, and close via e-signature or mobile notary at your location. Proceeds are wired directly to your bank account. Out-of-state selling service →

Yes. This is very common. Many homeowners move for work or family and the old house sits empty, costing money every month. We buy vacant properties as-is — you stop the carrying costs immediately. Vacant home service →

Employer relocation buyouts typically offer ~95% of appraised value. A direct cash sale eliminates the third-party relocation company's fees and the 7-10 day appraisal wait. Run both numbers — sometimes our net offer is actually higher, especially if your home needs work. We'll give you an honest comparison.

Yes. We handle this situation frequently. Parents often live in homes they've owned for decades that need significant updates. We buy as-is, handle the cleanout, and close on whatever timeline works for the family. No repairs, no staging, no stress.

We're a Michigan-based company with real completed transactions across the state. See our case studies with real cities, real situations, and real outcomes. We use standard title companies and attorneys for every closing. We can provide proof of funds upon request. We never ask for money up front.

We are a Michigan-based home buying company that purchases properties directly for cash. No middlemen, no assigning contracts. When we make an offer, we have the funds to close. Learn about us →

A licensed, neutral third-party title company handles every closing. They ensure clear title, pay off existing mortgages and liens, calculate prorations, and distribute proceeds. This protects both parties. You're welcome to have an attorney review everything.

iBuyers (like Opendoor) use algorithms to make offers on homes in good condition in large metro areas — they charge service fees of 5-7% and often deduct for repairs after inspection. We're a local cash buyer: we buy homes in any condition in any Michigan location, charge zero fees, and our offer is based on a real evaluation, not an algorithm.

Three ways: 1) Fill out our contact form — takes 2 minutes. 2) Call us directly. 3) Email us with your property details. We'll respond within 24 hours with a fair cash offer. No obligation, no pressure.

Not necessarily. Compare net proceeds: On a $200,000 market sale, you'd pay ~$12,000 (6%) in agent commissions, $4,000 in closing costs, and potentially $15,000+ in pre-listing repairs — netting ~$169,000, and the process takes 60-90 days. A cash offer might be $160,000-170,000 with zero commissions, zero closing costs, zero repairs, and close in 7 days. Run both numbers for your specific situation.

Cash isn't always the best option. You should seriously consider listing with an agent if: (1) your home is in excellent, move-in-ready condition with no major repairs needed, (2) you're in a strong seller's market where homes sell above asking, (3) you have 3-6 months of flexibility and can handle showings, (4) the home is in a highly desirable neighborhood where bidding wars are common. In these situations, a traditional sale may net you significantly more — and we'll tell you that. We'd rather you make the right decision for your situation than push you into a sale that isn't in your best interest.

If we can't make an offer, we'll tell you why — clearly and honestly. Common reasons include: the property is outside our buying area, the numbers don't work for either party (repairs exceed what makes sense relative to ARV), or there are legal complications we're not equipped to handle. In most cases where we can't make an offer, we'll point you toward alternatives that might work better for your situation. Our goal is to be helpful even when we can't be the solution.

Even using the same formula (ARV minus repairs minus holding costs minus selling costs minus profit), different investors arrive at different numbers because each variable is an estimate. One investor might estimate the ARV at $210,000 while another sees $225,000 based on different comps. One might estimate repairs at $45,000 while another budgets $35,000 based on their contractor relationships. One might target a 10% margin while another needs 15%. One might have lower holding costs because they use cash vs. financing. This is exactly why you should get multiple offers. No two investors see a property the same way, and a higher offer isn't necessarily from a more generous buyer — it may simply reflect different assumptions.

A real estate novation is a structured selling option that may allow a homeowner's property to be marketed on the open market with a licensed REALTOR® while another party helps coordinate the process under a written agreement. It may offer greater potential proceeds than a direct cash sale, but it usually involves a longer timeline, market exposure, and less certainty. It is not appropriate for every property or homeowner.

Read the complete novation guide →

Yes. When a novation is determined to be an appropriate option, Maverick Integrity Group works with reputable licensed real estate professionals to market and facilitate the sale. The homeowner should receive a clear explanation of the process, agreement terms, expected costs, risks, and alternatives before moving forward.

Learn more about how novations work →