Frequently Asked Questions

Are you real estate agents?

 

No we are not licensed agents or brokers. J&J Real EST LLC is a real estate investment company. We either buy properties ourselves or assign our purchase agreement to trusted investor partners. That means no commissions, no listings, and no waiting on the market.

 

Why should I work with J&J Real EST LLC instead of listing with a realtor?

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• No repairs, cleaning, or showings

• No commissions or closing costs

• No waiting on the market

• Flexible closing date

• Quick cash offer in 24–48 hours

• Zero pressure or obligation

 

If you want speed, convenience, and certainty — we’re the right option.

 

How do I know this isn’t a scam?

 

Great question and an important one. We’re a registered business. We don’t collect upfront fees. All closings go through licensed title companies never through us directly. You can verify everything before signing anything.

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How do you determine your offer price?

 

We look at the condition of your home, the location, recent sales in your area, and the amount of repairs or updates needed. We aim to make a fair cash offer that benefits both you and our investment team.

 

 Will I get a fair offer? Or are you just trying to lowball me?

 

We get this question all the time — and it’s an important one.

 

Here’s the truth: we're investors, so our offers are based on real facts, not guesses. A lot goes into determining what we can offer for a property. We don’t just throw out a low number, we work backward from what the property would be worth after repairs, then subtract all the real costs involved in getting it there.

These include:

• Renovation costs – labor, materials, permits, code compliance

•  Holding costs – utilities, taxes, insurance while we own it

•  Market risk – the market could shift while we’re renovating

• Closing and resale costs – realtor fees, title, escrow, and transfer taxes when we sell

• Profit margin – we build in a modest return to make the deal worth the time and risk and what approach is best renting or  resale once renovated

 

It’s not about undercutting you — it’s about what’s realistically possible on our end.

That said, we always aim for win-win deals. In return for our discounted offer, you get:

• No repairs or upgrades

• No commissions

• No waiting months for a buyer

• A fast and guaranteed closing with a licensed title company

 

For many sellers, that’s worth more than squeezing every dollar out of the sale. And if our offer doesn’t work for you, there’s no pressure at all. We’ll even walk you through how we got to the number if you want a breakdown.​​

 

What is a “contract assignment”?

 

That means instead of buying the house ourselves, we may assign our signed purchase agreement to one of our trusted cash buyers. You still get the same agreed price, and the buyer steps in to close. You’ll always know if your contract is being assigned.

 

Is your offer negotiable?

 

Yes — we’re always open to hearing your needs. If you think your home is worth more, just tell us why. We base our offers on condition, location, and market data — not emotions.

 

What makes you different from other “we buy houses” companies?

 

we’re transparent and we never pressure sellers. We’re not just trying to lowball people — we aim to create win-win deals that solve real problems. We close with reputable title companies and treat you with respect.

 

Sounds like you’re a wholesaler… I’ve heard wholesalers are scammers. Is this legit?

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That’s a fair question — and we’re glad you asked.

 

First, to clarify: we are not just wholesalers — we are real estate investors. Wholesaling is simply one part of what we do, and it’s more like a subdivision of our investment strategy, not our entire business model.

 

Sometimes we buy properties ourselves, renovate them, and hold them as rentals. Other times, we assign the contract to a trusted buyer in our network if it’s a better fit for them. This gives us flexibility and helps sellers close quickly especially in situations where the house needs work or the seller needs to move fast.

 

We know wholesaling has a bad reputation in some circles  and honestly, that’s because some people don’t do it the right way. They overpromise, hide details, or walk away from deals last-minute. That’s not how we operate.

 

• At J&J Real EST LLC,  We’re transparent  about what we do we have said it multiple times.

• We work with licensed title companies — Every deal closes through a legitimate, insured title company, just like any traditional real estate transaction.

• You don’t pay us anything — No hidden fees. No commissions. Our offers are completely free, and you’re never pressured to accept

• You still get paid exactly what we agreed to — no matter what. If we assign the contract to another investor, you still get 100% of the original cash offer we agreed on. That number doesn’t change.

• Our assignment fee is paid separately by the new buyer — not you. The investor who takes over the contract pays us a separate assignment fee for connecting them with the deal. It has nothing to do with your payment. You don’t pay us anything, and our fee never comes out of your proceeds.

 

 We build real solutions — Our goal is to create a win-win situation. If our offer doesn’t work for you, that’s totally fine. We’ll part on good terms.

 

 If you’ve been burned by wholesalers in the past, we get it but like every industry or job we have companies/people who do it wrong and people/companies who do it correctly. You’re protected, your offer is locked in, you get paid what we agreed on if we don't part ways— regardless of who closes. We believe in full transparency and win-win deals. If the process ever doesn’t make sense or feel right to you, just ask us. We’re happy to walk you through every step.

 

Do I have to pay any fees or commissions?

 

Nope never. There are no agent fees, no hidden charges, and no closing costs when you work with us. What we offer is what you walk away with (unless you still owe something on the mortgage)

 

Can I sell my house if I’m out of state?

 

Yes! We work with absentee owners all the time. You can complete everything remotely, and we’ll coordinate with a local title company to close wherever you're located.

 

What if my house needs a lot of repairs?

 

No problem. We buy houses as-is, so you don’t have to clean, fix, or spend a dime. We specialize in homes that need work  we’ll handle everything after closing.

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How fast can you close?

 

We can close 7 to 14 days after our due diligence period , depending on the title company and your situation. If you need more time we can work with your schedule.

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 What if I’m behind on payments or facing foreclosure?

 

We may still be able to help. The sooner you contact us, the more options we can offer. We’ve helped homeowners avoid foreclosure and walk away with cash before the bank takes over.

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Do I have to accept your offer?

 

Not at all. There’s no pressure and no obligation. If it’s not the right fit, you can walk away  no cost, no hassle.

 

Who handles the paperwork and closing?

 

All closings are handled through a licensed title company or attorney (depending on your state). They handle all the legal paperwork and make sure everything is done correctly and securely.

 

What’s the next step if I want to get started?

 

Just fill out our quick property form or call us directly. We’ll get in touch, ask a few questions about the house, and then send you a cash offer within 24–48 hours.​

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Do you work with inherited homes or probate situations?

 

Yes, absolutely. We regularly work with sellers handling inherited properties, probate, or properties stuck in the legal process. We can even help connect you to a title company or attorney if needed.

 

What if I have tenants in the property?

 

We buy tenant-occupied properties. Whether they're paying rent or not, we’ll work with your situation to make the transition as smooth as possible.

 

Can I sell my house if I’m out of state?

 

Yes! We work with absentee owners all the time. You can complete everything remotely, and we’ll coordinate with a local title company to close wherever you're located.

 

Will you list my house on the MLS?

 

No. This isn’t a listing service. We’re direct buyers or assign the agreement to a vetted investor. There’s no listing, no open houses, and no agent commissions. 

 

How come you can just walk away from the real estate transaction? Isn’t that illegal?

 

That’s a great question — and we completely understand why it might raise concerns.

The short answer is: no, it’s not illegal — but it’s not something we take lightly either.

 

Our purchase agreements as in many contracts include a clause that gives us the right to exit the contract if we determine, at our own discretion, that moving forward with the deal isn’t the right fit. This clause is legal, standard in many investor contracts, and is clearly disclosed before anything is signed.

 

This allows us to:

• Protect ourselves from unexpected repair issues, title complications, or deal breakers

• Avoid locking sellers into a deal we can’t perform on

• Maintain flexibility in a fast-moving, high-risk investment environment

• Top not waste sellers time most the time seller sign with real estate agent or other investors and be lock into a contract for a long time and wait to its to late.

 

BUT — here’s what makes us different:

 

• We don’t make offers unless we’re serious.

• We do our homework up front and only submit agreements when we fully intend to close.

• We don’t ghost sellers or play games.

• If something changes, we communicate openly and respectfully — you’ll never be left in the dark.

•  You’re never asked to pay anything upfront.

• So if we do cancel the contract, you’ve lost nothing. There are no fees or penalties for you.

• Your property is never tied up forever.

• Our contracts include reasonable timeframes — so you’re not stuck waiting for weeks or months with no updates. 

 

Do I need a lawyer?

 

Not necessarily. Most sellers don’t the title company handles all paperwork. But if you prefer legal advice, you're welcome to have your attorney review the agreement.

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How do you handle the closing process?

 

We use licensed, local title companies to handle all paperwork and funds. They’ll ensure any liens or taxes are cleared, paperwork is legal, and funds are wired directly to you.

 

What if I owe money on my house?

 

That’s okay — we’ll factor that into your offer. As long as the payoff is less than the sale price, you can still walk away with cash. The title company will pay off the mortgage at closing and whatever is left over you get to keep.

 

Will you show up with cash at my door?

 

No. All closings are handled professionally and securely through licensed title companies. You’ll receive your payment by bank wire or cashier’s check at closing.

 

What if I change my mind after signing?

 

No problem. If you decide not to move forward before we enter title or begin work, you can cancel. Our goal is to make sure you’re 100% comfortable and confident.

 

What if I’m in bankruptcy or have a lien on the house?

 

We may still be able to buy your house. Every case is different, but we work with title companies and attorneys to navigate liens, judgments, or bankruptcy issues. Contact us and we’ll help evaluate your options.

 

Do I have to move out before closing?

 

No — you can stay in the home until after closing. We’ll work with your schedule to make the move as smooth as possible. Need extra time? We can include that in the agreement.

 

What if I’m elderly or need someone to explain everything clearly?

 

We’re patient and respectful — and we can walk you or your family through every step of the process. If needed, we’ll even speak with your attorney or family representative to make sure you feel 100% secure and informed.

 

What if my house is already listed with a real estate agent?

 

If your house is under a listing agreement, we can’t move forward unless that agreement is canceled or expires. Once you’re free of the listing, we can make you a direct cash offer.

 

Can you still buy my house if it’s in another state?

 

Yes! We buy properties nationwide. Even if you live in another state or country, we can coordinate everything remotely — from paperwork to closing.

 

Will I need to sign anything?

 

Yes, we’ll ask you to sign a purchase agreement. It’s a simple document that outlines the sale terms. You’ll always get to review it before signing, and we’re happy to walk you through every section.​

 

What if my house is already under contract with another investor?

 

If you’ve already signed a purchase agreement with someone else, we legally can’t move forward until that contract expires or is canceled. Once it’s clear, we’re happy to make you an offer.

 

Can I sell a house that's in a trust or owned by multiple people?

 

Yes — we can work with trusts, co-owners, or heirs. We just need everyone on title to agree to the sale and sign the paperwork. If needed, we’ll help walk your family or trustee through the process.

 

Can you buy my house if I’m going through a divorce?

 

Yes, as long as both parties agree to the sale and are willing to sign the contract, we can buy the property. If there’s a court order involved, we’ll work with the title company to handle it properly.​

 

Will you need to inspect the property before making an offer?

 

In most cases, we can give you a ballpark cash offer after a short phone call. Once you accept, we’ll schedule a quick walk-through or send someone to take a look. No pressure — we just need to confirm the condition.

 

Can you stop foreclosure if I’m running out of time?

 

If you’re facing foreclosure, time is critical contact us immediately. We may be able to close fast or negotiate with your lender to stop the process. The sooner you act, the better your chances.

 

Can I stay in the house after closing for a few days or weeks?

 

Yes — we offer post-closing possession when needed. You’ll get your money at closing, and we can give you extra time to move out (written into the agreement).

 

What if my house didn’t pass inspection or has a bad foundation?

 

We still may buy it. We work with contractors and can handle major repairs, structural issues, or failed inspections. We won’t ask you to fix anything.

 

What documents do I need to sell?

 

Usually just your ID, a copy of the property deed or mortgage statement, and signatures from everyone on title. The title company will take care of the rest.​

 

What happens at closing?

 

You’ll sign the final paperwork with a licensed title company, and they’ll wire your funds or give you a cashier’s check. Once it’s done, the house officially transfers to us (or our buyer).

 

 How do I contact you with questions?

 

You can call, text, or fill out the form on our website. We respond fast — usually within a few hours — and we’re happy to walk you through the entire process, no pressure.

 

 Is this service available in my city?

 

Check our Markets We Serve page, or just send us a message. Even if we’re not currently active in your city, we may still be able to help  or refer you to someone who can.

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