They're wholesalers — middlemen who never intend to buy your home. They lock you into a contract, then sell it to someone else for a profit that should have been yours.
Here's what happens behind the scenes when you sell to a wholesaler — and why it costs you thousands.
Wholesaler makes you a lowball offer ($150K)
You sign an "assignment" contract
Wholesaler finds a real buyer willing to pay $175K
Wholesaler assigns contract, keeps $25K fee
You get $150K — the real buyer paid $175K
You lost: $25,000
Plus risk of deal falling through if wholesaler can't find a buyer
We make you a fair offer ($175K) based on actual value
You sign a standard purchase agreement with US as buyer
We provide proof of funds — the money is ready
We close in 5-14 days at a reputable title company
You get $175K — no middleman, no assignment fees
You keep: $25,000 more
Guaranteed close — we have the funds, no financing contingencies
Before you sign anything, look for these warning signs. If you spot even one, ask hard questions.
Wholesalers use assignment contracts that let them sell your deal to someone else. A real buyer uses a standard purchase agreement with their name as the buyer.
Ask for a bank statement or proof of funds letter. Wholesalers don't have the money to buy your home — they're banking on finding someone who does.
Ask to see properties they've personally renovated in Fresno. Wholesalers can't show you any because they've never actually bought or fixed a home here.
Wholesalers need time to find an end buyer. They'll ask for 30-60 day closing periods with multiple extension clauses. Real buyers close in 5-14 days.
Wholesalers need to leave room for their assignment fee ($5K-$20K+) AND the end buyer's profit. That's two layers of profit coming out of your sale price.
Many wholesalers operate under generic LLCs with no website, no office, and no verifiable history. They found your address from a skip-tracing database.
Ask any "cash buyer" these questions before signing. Their answers will tell you everything.
"Will YOU personally be buying my home, or will you assign this contract to someone else?"
A real buyer says: "Yes, we are the end buyer. Our company will be on the deed."
A wholesaler says: "We work with a network of investors..." or dodges the question.
"Can you show me proof of funds right now?"
A real buyer says: "Absolutely" and shows a bank statement or lender pre-approval.
A wholesaler says: "We'll have that at closing" or "Our investor partner handles that."
"Can you show me 3 homes you've personally renovated in Fresno?"
A real buyer says: "Here are addresses — drive by and see our work."
A wholesaler says: "We've done deals all over" but can't name specific properties.
Not all companies are created equal. Here's an honest breakdown of the types of buyers operating in the Fresno market.
Have a written cash offer from another buyer? Bring it to us. Because we're direct buyers — not wholesalers — we can offer more. No middleman fees eating into your sale price.
Direct buyer with proof of funds
200+ homes renovated in Central Valley
Close in as few as 5 days
Offer guarantee applies to legitimate written cash offers from verified buyers. Subject to property inspection.
No assignment fees. No middlemen. No surprises. Just a fair cash offer from a company that actually buys, renovates, and resells homes.