Questions people actually ask

We take what the house would sell for fully renovated, subtract the real repair costs, and subtract our closing costs, holding costs and profit. What is left is your offer, and we show you every line of it. The full worked example is here.

We make the strongest offer the math supports, then hand you the math so you can check it. If it does not work for you, that is a fine outcome and we will tell you what we would do in your position instead.

The inputs are. If you can show us a comparable sale we missed or a repair we overestimated, the number moves. Arguing about the number without changing an input does not get anywhere, for either of us.

Only if the walkthrough turns up something significant that nobody knew about, like structural damage behind a wall. We build a contingency into the repair estimate specifically so this does not happen, and we would rather price it right the first time than renegotiate after you have told your family the house is sold.

No, and there is no deadline on it. There is no exploding offer and nobody will call you fourteen times.

No. There are no fees, no commissions, and we pay the closing costs. The number you accept is what you walk away with, minus only what you still owe on the house.

Tell us early. It happens, and there are still sometimes options, though not always. We will be straight with you either way rather than waste three weeks of your time.

At closing, by wire or check, from the closing attorney's escrow account. Not from us directly, which is a protection for you.

Yes. Typically our own funds at closing, occasionally with a lender involved. Either way there is no bank underwriting your house, no appraisal contingency and no financing that falls through in week six.

Seven days is real when the title is clean. Most sellers choose two to four weeks so they have time to move.

Almost always the title, not us. Old liens, an unreleased mortgage, a deceased co-owner still on the deed, or an estate that has not been through probate. Most of it is fixable, and finding it in week one is much better than finding it in week five.

Usually yes, for a short agreed period, if you need time to move. Ask for it up front and we will write it into the contract.

No. Nothing. Leave what you do not want to move, including furniture and anything in the attic, basement or shed. We deal with it after closing.

Any. Pretty houses, project houses, fire damage, mold, foundation problems, hoarder situations, code violations, condemned. None of it shocks us.

We do not buy condos ourselves, but investors in our network do, so a condo lead still has somewhere useful to go. We will make the introduction.

Yes, current or not. Rich has owned over 100 rentals in his career and has dealt with every version of this. Bring the lease and be straight about the situation.

That is one of the most common calls we get. Everyone on the deed has to sign, so tell us early who that is and where they live. We work around distance, disagreement and probate timelines all the time.

Not necessarily, and the date is the first thing to tell us. Options narrow as the date approaches but they rarely disappear entirely, and selling before the sale date can protect equity and credit that a foreclosure would take.

You should absolutely be asking that. Our answer is the math on this website: we show you exactly how the number was built so you can judge it yourself instead of trusting us. And if listing the house or another option would serve you better, we will say so.

Yes. No sign in the yard, no listing, no showings, no neighbors walking through. For divorces, estates and financial trouble, that privacy is often the point.

Ask that about everyone, including us. We have been buying in Richmond since 2012 under the same name. Look up RVA Property Solutions and Rich Lennon, who has served as President of Richmond RING for the last ten years, and ask anyone in the Richmond real estate community.

No. We are buyers, not brokers, and we do not represent you in the sale. That means no commission, and it also means you may want your own attorney to review the contract, which is a good idea and we will never discourage it.

We buy and we prefer to buy. When a house is not right for us, it often suits somebody in our network of Richmond investors, and we will tell you plainly when that is what is happening.

Richmond and roughly a two hour radius around it, including Henrico, Chesterfield, Hanover, Petersburg, Hopewell, Colonial Heights, Prince George and Dinwiddie. See the full area list.

Perfectly fine, and about a third of the people who call are doing exactly that. You will get a real number and there is no obligation attached to it.