Frequently Asked Questions (FAQ)
Maybe you have a few questions. That’s okay; most people do. So here’s a quick collection of some of the questions people ask us… along with our answers. If you still have a question, don’t hesitate to contact us (or give us a call) and we’ll be happy to answer it for you.
Q: Will you be listing my house on the MLS or actually buying it?
A: Great question. No we will not be listing your house; We are professional home buyers: We buy houses Milwaukee that meet our purchasing criteria. From there we may repair the house and resell it to another home owner or keep it as a rental ourselves.
Q: Do you pay fair prices for properties?
A: Many of the houses we purchase are below market value (we do this so we can resell it at a profit to another home owner). We are looking to get a fair discount on a property. However, in our experience, many sellers aren’t necessarily expecting a large “windfall” on the property but rather appreciate that we can offer cash, we close very quickly (no waiting for financing), and no time or effort or expense is required on your part of fix up the property or pay agent fees. If that’s what you’re looking for and you see the value in getting your house sold fast… let’s see if we can come to a fair win-win price. (Besides, our no-obligation pricing commitment means that you do not have to move forward with the offer we give… but it’s good to know what we’re offering!)
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Q: How do you determine the price to offer on my house?
A: Great question, and we’re an open book: Our process is very straightforward. We look at the location of the property, what repairs are needed, the current condition of the property, and values of comparable houses sold in the area recently. As you know, house values have taken a huge hit in the last 5 years and most areas still haven’t seen prices come back up. We take many pieces of information into consideration… and come up with a fair price that works for us and works for you too.
Q: Are there any fees or commissions to work with you?
A: This is what makes us stand out from the traditional method of selling your house: There are NO fees or commissions when you sell your house us. We’ll make you an offer, and if it’s a fit then we’ll buy your house. No hassle. No fees. We make our money after we pay for repairs on the house (if any) and sell it for a profit (we’re taking all of the risk here on whether we can sell it for a profit or not, once we buy the house from you… the responsibility is ours and you walk away without the burden of the property and it’s payments… and often with cash in your hand).
Q: How are you different from a real estate agent?
A: Real estate agents list properties and hope that someone will buy them. The agent shows the properties to prospective buyers if there are any (the average time to sell a property in many markets right now is 6-12 months) and then take a percentage of the sale price if they find a buyer. Oftentimes, the agent’s commission is 3-6% of the sale price of your house (so if it’s a $100,000 house, you’ll pay between $3,000 – $6,000 in commissions to an agent). Agents provide a great service for those that can wait 6-12 months to sell and who don’t mind giving up some of that sale price to pay for the commissions. But that’s where we’re different: We’re not agents, we’re home buyers. Our company actually buys houses. We don’t list houses. Since we’re actually the one buying the house from you, and we pay with all cash… we can make a decision to buy your house within a couple days (sometimes the same day). Again, we make our living by taking the risk to buy the house with our own cash, repair the house, and market it ourselves to find a buyer (which is the hard part in this market).
Q: Is there any obligation when I submit my info?
A: There is absolutely zero obligation for you. Once you tell us a bit about your property, we’ll take a look at things, maybe set up a call with you to find out a bit more, and make you an all-cash offer that’s fair for you and fair for us. From there, it’s 100% your decision on whether or not you’d like to sell your house to us… and we won’t hassle you, won’t harass you… it’s 100% your decision and we’ll let you decide what’s right for you.
Interview with Rebecca Knox, Captain Save-A-Home LLC
Tell us about your company — how long have you been buying homes for cash, what markets do you operate in, and what’s your role?
We own and operate Captain Save A Home LLC, a locally based real estate investment company serving Southeastern Wisconsin. We’ve been involved in real estate for well over a decade, buying homes and investment properties directly from sellers and working with other local investors. Our primary market is the Milwaukee metro area, but we also work throughout Southeastern Wisconsin, including Milwaukee, Waukesha, Racine, Kenosha, and Ozaukee counties. We purchase a wide range of properties, including single-family homes, duplexes, multi-family properties, rentals, inherited homes, and properties that need significant repairs. My role is very hands-on. I work directly with homeowners, evaluate properties and opportunities, negotiate purchases, coordinate financing and closings, and manage our relationships with title companies, lenders, contractors, and other investors. I’m also heavily involved in our marketing and lead generation. As a local investor, I especially enjoy finding solutions for sellers dealing with situations that don’t always fit a traditional real estate sale, such as inherited properties, problem tenants, deferred maintenance, foreclosure, or simply needing a faster and easier way to sell.
What types of properties do you typically buy? (distressed, inherited, tenant-occupied, any condition, etc.)
We buy properties in virtually any condition, including distressed or outdated homes, inherited and probate properties, vacant homes, tenant-occupied rentals, properties with problem tenants or squatters, fire-damaged homes, and properties with code violations or significant deferred maintenance. We also purchase properties from landlords who are simply ready to sell, as well as homeowners facing foreclosure or other situations where a traditional listing may not be the best fit. We buy single-family homes, duplexes, and multi-family properties throughout Southeastern Wisconsin. Sellers generally don’t need to make repairs, clean out the property, or prepare it for sale—we evaluate each property based on its current, as-is condition.
Who is your typical seller? Walk us through the situations that bring people to your door.
There really isn’t one “typical” seller. Most of the people who contact us have a property-related problem they want to solve or simply value convenience, certainty, and speed over going through a traditional listing. We frequently work with people who have inherited a property they don’t want to keep, landlords who are tired of managing tenants, out-of-state owners, homeowners facing foreclosure or financial pressure, and people dealing with major repairs, code violations, fire damage, problem tenants, or vacant properties. We also hear from sellers going through life changes such as divorce, the death of a loved one, relocation, or downsizing. Some of our sellers aren’t distressed at all—they simply don’t want to make repairs, clean out a property, deal with showings and inspections, or wait months for a traditional sale. Ultimately, our typical seller is someone who wants a straightforward solution tailored to their situation and the ability to sell the property as-is on a timeline that works for them.
How do you walk a seller through the process the first time they speak with you?
The first thing we do is listen. We ask the seller about the property, but more importantly, we try to understand their situation, what they’re hoping to accomplish, and what matters most to them. Every seller has a different reason for calling, so we don’t believe in a one-size-fits-all approach. We explain how our process works, answer their questions, and gather some basic information about the property, including its condition, occupancy, repairs needed, and any unique circumstances. From there, we’ll typically schedule a time to see the property and determine what we can offer. We’re also upfront about the fact that selling directly to us isn’t necessarily the best option for everyone. If we believe a seller would be better served listing with a Realtor or pursuing another solution, we’ll tell them that. Our goal is for the seller to understand their options and make the decision that makes the most sense for them. If they decide to sell to us, we handle the process from there—coordinating with the title company, working through any title or property issues that come up, and keeping the seller informed through closing. Properties are purchased as-is, so sellers generally don’t have to make repairs, clean everything out, or prepare the home for showings. We can also be flexible with the closing date based on what the seller needs. We try to make what can sometimes be a stressful or complicated situation feel straightforward, transparent, and manageable.
Walk us through how you arrive at an offer. What’s the methodology?
We start with the property’s current condition and what we believe its realistic value will be after any necessary repairs or improvements. We look at recent comparable sales in the immediate area, property type, size, layout, condition, neighborhood, rental income when applicable, and current market demand. From there, we estimate the cost of repairs and improvements and factor in the other costs and risks associated with purchasing the property, such as holding costs, financing, closing costs, taxes, insurance, and the uncertainty that can come with an as-is purchase. There isn’t a single formula or percentage that we apply to every property. A clean rental with good tenants is very different from a vacant property needing a complete renovation, and a duplex or multi-family property may be evaluated differently than a single-family home. We look at each opportunity individually. We also consider the seller’s priorities. Sometimes the highest possible price is the most important thing, while other sellers place more value on certainty, a quick closing, not making repairs, leaving unwanted belongings behind, or having additional time to move. Ultimately, our offer has to make financial sense for us as an investment while still providing enough value and convenience for the seller to feel that the transaction makes sense for them. If the numbers don’t work for both sides, we’re comfortable saying so rather than trying to force a deal.
How transparent are you with sellers about how you arrived at the offer?
We’re very transparent. We explain the major factors that went into our offer, including the property’s condition, comparable sales, repairs or improvements we believe are needed, and the costs and risks we take on by purchasing the property as-is. We also want sellers to understand the trade-off between an investor offer and potentially listing the property on the open market. If a property is in good condition and we believe a seller could realistically walk away with substantially more by listing it with a Realtor, we’re comfortable telling them that. At the same time, we don’t overwhelm sellers with every detail of our internal underwriting. Our goal is to make sure they understand why our offer is what it is, what they’re getting in exchange—such as no repairs, commissions, showings, or traditional financing contingencies—and what other options may be available to them. We never want someone to feel pressured or confused about the numbers. We want sellers to have enough information to decide whether our offer makes sense for their particular situation.
Is there room to negotiate, or is your first number typically the final number?
There’s usually some room for conversation. We don’t approach sellers with an artificially low number just so we can negotiate upward, but we’re also not going to walk away from a good deal over a relatively small difference. If a seller has a different number in mind, we want to understand how they arrived at it and see whether there’s a way to make the numbers work for both sides. Sometimes we can adjust the price, and other times we can structure the terms differently—such as the closing timeline or how certain property-related expenses are handled—to create a better outcome. Ultimately, every property and seller situation is different. We try to be fair and flexible, but we also have to purchase at a price that makes sense as an investment. Our goal isn’t to “win” the negotiation; it’s to find a number and terms that both sides feel comfortable moving forward with.
What’s the typical timeline from accepted offer to closing?
7-15 business days
How fast can you close if a seller needs a quick exit?
This depends on the county but we have closed as quickly as 4 business days
Can you accommodate sellers who need more time — say, 60 or 90 days? What’s the longest closing window you’ve offered?
Absolutely. While we can close quickly when a seller needs to, we’re just as comfortable giving someone more time. Not every seller wants or needs to be out of their home in a week. We’ve worked with sellers who needed 60, 90 days, or even longer because they were relocating, waiting for another home, dealing with an estate, coordinating with family members, or simply needed additional time to get everything in order. We can structure the closing around the seller’s circumstances as long as the timeline makes sense for everyone involved. In some situations, we can also explore other arrangements if the seller needs additional flexibility after closing. For us, a fast closing is an option, not a requirement. One of the benefits of working directly with us is that we can often tailor the transaction to what the seller actually needs rather than forcing them into a predetermined closing schedule.
What separates a reputable cash home buyer from a predatory one? What red flags should sellers watch for?
A reputable cash home buyer should be transparent, professional, and willing to give the seller enough information and time to make an informed decision. They should explain the process clearly, put everything in writing, answer questions directly, and be honest about whether selling to an investor is actually the best option for that particular homeowner. One of the biggest differences is pressure. Sellers should be cautious of anyone using high-pressure tactics, creating artificial urgency, discouraging them from talking with family members or professionals, or making them feel like they have to sign immediately. Other red flags include vague contracts, unexplained fees, dramatically changing the price shortly before closing without a legitimate reason, refusing to provide proof of funds when appropriate, or making promises that aren’t reflected in the written agreement. We also think sellers should research who they’re dealing with. Look at how long the company has been operating, reviews, local reputation, and whether there are real people behind the business who can be held accountable. Ask questions about how the buyer arrived at the offer and what happens if something unexpected comes up. Another red flag is a buyer who insists that selling directly to them is the seller’s only or best option. Sometimes it isn’t. A reputable investor should be willing to tell a homeowner when listing with a Realtor or pursuing another solution could make more sense. Ultimately, sellers should never feel confused, rushed, intimidated, or afraid to ask questions. A legitimate transaction should make sense to both parties, and the seller should understand exactly what they’re agreeing to before they sign anything.
There’s a reputation problem in the ‘We Buy Houses’ industry — what’s fair about that reputation, and what’s overblown?
I think some of the reputation is deserved. The barrier to entry in this industry can be relatively low, and unfortunately there are people who use aggressive sales tactics, make offers they don’t have the ability or intention to close on, tie up properties while they search for a buyer, or renegotiate at the last minute. There are also companies that market themselves as local when the person a homeowner is speaking with may be sitting in a call center hundreds or thousands of miles away. Those practices have understandably created distrust. Where I think the reputation becomes overblown is the assumption that every investor offer is automatically predatory simply because it’s below full retail value. We’re running a business and taking on costs and risk, so obviously we need to purchase at a price that makes financial sense. But price is only one component of the transaction. A seller may be exchanging some potential upside for certainty, convenience, speed, flexibility, and the ability to sell a property completely as-is without making repairs or going through a traditional listing process. The key distinction is whether the seller understands that trade-off and is freely choosing it. We believe homeowners should know their options. If we think someone has a property that would be better suited for the traditional market and they have the time and ability to go that route, we’re willing to tell them. There are bad actors in this industry, and legitimate investors shouldn’t pretend otherwise. But there are also reputable local buyers who have spent years building relationships with sellers, contractors, lenders, title companies, Realtors, and other investors in their communities. The best operators understand that their reputation is worth far more than any single transaction.
How do you differentiate yourself from national brands (Opendoor, We Buy Ugly Houses, HomeVestors)?
The biggest difference is that we’re truly local and very hands-on. We live and work in Southeastern Wisconsin, we know these neighborhoods, and when a seller calls us, they’re dealing with the people who are actually involved in making the decisions—not a national call center or an acquisition department several states away. Because we’re local and independently owned, we can also be much more flexible. We don’t have to force every property or seller into the same corporate formula. We can look at the entire situation and structure the price, closing date, property cleanout, occupancy, or other terms around what actually works for that seller. We’ve also spent years building relationships within the Southeastern Wisconsin real estate community—with local title companies, lenders, Realtors, contractors, investors, and other professionals. That network becomes especially valuable when a transaction has complications involving title issues, inherited properties, tenants, repairs, financing, or an unusual closing situation. There’s also accountability that comes with being local. This is our community and our reputation follows us. We frequently work with people we already know, referrals, repeat sellers, and other local real estate professionals, so we have a strong incentive to treat people fairly and do what we say we’re going to do. National brands certainly have their place, but our advantage is that sellers aren’t just another lead in a large system. They can call us directly, explain what’s going on, and we have the ability to make decisions and find solutions based on their individual situation.
When does selling to a cash buyer genuinely make sense, and when does it not?
Selling to a cash buyer genuinely makes sense when convenience, certainty, condition, or timing are important factors for the seller. It can be a great option for someone who inherited a property they don’t want, owns a home that needs substantial repairs, has difficult tenants or a vacant property, lives out of state, is facing foreclosure, or simply doesn’t want to go through repairs, cleaning, showings, inspections, appraisals, and the uncertainty of a traditional sale. It can also make sense when the seller values a flexible closing. Some people need to close very quickly, while others need 60 or 90 days or more. A good direct buyer can often accommodate circumstances that don’t fit neatly into a traditional transaction. Where it may not make sense is when someone owns a desirable property in good condition, has plenty of time to sell, and their primary goal is maximizing the sale price. In that situation, exposing the property to the full market through a Realtor may produce a higher net return, even after commissions and other selling expenses. We try to look at it as a trade-off rather than saying one method is always better. A cash buyer typically isn’t paying full retail value because we’re taking on the property’s condition, costs, and investment risk. In exchange, the seller receives certainty, convenience, flexibility, and an as-is sale. The right question isn’t simply, “Which option gives me the highest offer?” It’s “Which option gives me the best overall outcome for my particular situation?” Sometimes that’s selling directly to us, and sometimes it isn’t. We’re comfortable being honest about that.
Is there a type of seller you’d advise NOT to take your offer? Who, and why?
Absolutely. If a seller has a property that is in good condition, has strong market appeal, and they have the time and ability to go through a traditional sale, I would encourage them to explore listing it with a Realtor—especially if their number-one priority is getting the highest possible price. I’d also advise someone not to accept our offer if they don’t fully understand the transaction, feel pressured to make a decision, or simply aren’t comfortable with the price or terms. Selling a home is a significant decision, and we never want someone agreeing to something they may regret later. There are also situations where the underlying problem may have a better solution than selling the property. If someone is experiencing a temporary financial hardship, for example, and there is a realistic way for them to keep a home they genuinely want to keep, selling to an investor shouldn’t automatically be the first answer. Our service provides the most value when a seller needs or values something beyond maximizing the retail price—such as an as-is sale, certainty, speed, flexibility, or relief from a difficult property situation. If none of those things matter and the seller has the luxury of time, the open market will often be the better choice. We’re interested in buying properties, obviously, but we also want to be able to look back at a transaction and feel that it made sense for both sides. Sometimes the right advice is, “You probably shouldn’t sell this one to us.”
If a seller is shopping multiple cash offers, what should they actually be comparing beyond the headline number?
The highest offer isn’t always the best offer. Sellers should compare the entire transaction, not just the number at the top of the contract. One of the biggest things to evaluate is certainty of closing. Who is actually making the offer? Do they have a track record, proof of funds or reliable financing, local references, and a history of successfully closing transactions? A slightly lower offer from someone who can actually perform may ultimately be worth much more than a higher offer that gets renegotiated or falls apart shortly before closing. Sellers should also compare contingencies, inspection periods, earnest money, closing costs, fees, closing timeline, and exactly what “as-is” means. They should ask whether the buyer can reduce the price after signing, under what circumstances they can cancel, and whether there are any costs the seller will be responsible for at closing. Flexibility matters too. One buyer may offer more money but require a closing in two weeks, while another may allow the seller 60 or 90 days, let them leave unwanted belongings behind, or accommodate another circumstance that is important to them. I also think sellers should compare the people behind the offers. Look at their reputation, reviews, experience, communication, and how transparent they are when answering questions. Ask what happens if a title issue or unexpected problem arises. Those are often the moments when the difference between an experienced buyer and someone who simply offered the highest number becomes apparent. Ultimately, I would compare the net amount you’ll actually receive, the terms of the agreement, the likelihood that the buyer will close at the agreed-upon price, and how comfortable you feel with the people handling the transaction. A high offer doesn’t mean much if it never makes it to the closing table.
What advice would you give a homeowner who’s considering a cash buyer for the first time?
My biggest advice is to slow down, ask questions, and understand all of your options before signing anything. A legitimate cash buyer shouldn’t have a problem with you doing your homework. Start by figuring out what matters most to you. If your number-one priority is getting the highest possible price and you have the time and ability to prepare the property for the market, talk with a Realtor and find out what a traditional sale might realistically net you. If your priorities are certainty, convenience, selling as-is, avoiding repairs and showings, or choosing your own closing timeline, then a cash buyer may make more sense. I would also recommend getting more than one opinion or offer. But don’t automatically choose whoever gives you the highest number. Look at the buyer’s experience, reputation, contract terms, contingencies, earnest money, ability to fund the purchase, and likelihood of actually closing at the agreed-upon price. Read the contract and ask questions about anything you don’t understand. Find out whether the price can change after you sign, whether there are inspection or financing contingencies, who is paying the closing costs, and what happens if the buyer doesn’t close. Most importantly, pay attention to how you’re being treated. You should never feel pressured, rushed, intimidated, or discouraged from speaking with your family, attorney, Realtor, or another trusted professional. Selling directly to a cash buyer can be a great solution for the right property and the right situation, but it isn’t automatically the best choice for everyone. A reputable buyer should be comfortable saying that. The goal should be to choose the option that leaves you feeling informed and confident about your decision—not simply the option with the best sales pitch.
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