I lock my cash offer in writing — and I don't move the number at the closing table.

Yes. True Path Home Buyers LLC is a single-owner company that buys houses directly from owners for cash. We close through a licensed title company or real estate attorney, and we fund purchases through a combination of our own capital and vetted investor partners. We are not licensed real estate brokers or agents, and we do not pretend to be. The signs you can check: (1) our phone number is (888) 309-7290, and a real person picks up during business hours; (2) every closing runs through a third-party title company or attorney, never through us personally handing you a check at the kitchen table; (3) our purchase agreement spells out every fee and every exception to the locked offer price in writing; (4) if anything we say on this website does not match the contract in front of you, do not sign. We are a small, early-stage operation. We are honest about that. We would rather you verify us than trust us on faith.

When we send an offer, it comes with a line-item breakdown so you can see exactly how we got to the number. We start with after-repair value (ARV): what the house is likely to sell for once it is updated, based on recent comparable sales within a mile of your property. From ARV we subtract the repair budget — a fair estimate of what it will cost us to bring the house to sale condition. We subtract holding costs (taxes, insurance, utilities, interest) for the months we will own it. We subtract closing costs on both sides — title, transfer taxes, recording fees. What remains is our offer to you plus our margin. We send you every bucket with numbers, the comps we used, and the assumptions we made about condition. You can check every line. If you think our repair estimate is too high or our ARV is low, bring the documentation and we will revisit the math on the call. The goal is a number that pencils for both of us, with nothing hidden behind a single bottom-line figure.

You pick the closing date on a range from 7 to 90 days after we sign the purchase agreement. Most of our closings land between 14 and 30 days, because title search and payoff coordination typically need about two to three weeks. A 7-day close is possible if the title is clean and there is no existing mortgage — we have done it, but you should not count on it without a title preview. At the 90-day end, we use the extra time to line up your next chapter — closing on a new place, a school semester ending, or whatever the real constraint is. We do not run a shot clock on you. If a curveball delays the close, we work it out through an extension on the contract rather than threatening to walk. The only timeline-adjacent moving pieces are the walkthrough window and title clearance, and we tell you the truth about both before you sign. Your date runs the deal; we fit our schedule to yours.

You do not need to fix anything, clean anything, or stage anything before we buy. We buy houses in their current condition, whatever that is — dated finishes, deferred maintenance, tenant damage, hoarding situations, fire or water damage, or a house that has been sitting empty for years. We do not hand you a repair list at the closing table, and we do not renegotiate the offer after inspection except for the three narrow reasons listed in our Locked Offer Guarantee. The repair budget is our problem, not yours. We price it into the offer before we send you the number, and we take on the risk that our estimate is wrong. You do not need to buy new appliances, repaint, or patch the drywall. Leave behind anything you do not want to take with you — we will deal with it. If the house has hazards like mold or lead that require legal disclosure, tell us; that changes our estimate, but it does not kill the deal.

Two things the law asks us to say plainly. First, we are an investor buyer. That means we buy houses to hold, resell, or renovate for profit, not to live in. Investor buyers often pay less than the retail price an owner-occupied buyer would pay through a traditional listing — that is the trade-off for speed, certainty, and selling as-is without a real-estate agent in the middle. We are transparent about our margin in the line-item math we send with every offer, so you can decide whether the trade-off is worth it. Second, when you submit the form and check the consent box, you are giving us permission under the Telephone Consumer Protection Act (TCPA) to contact you at the phone number you provided — by call or text, including automated messages. Your consent is not a condition of any offer. You can opt out any time by replying STOP to any text or telling us on a call, and we will stop. The full disclosure language lives at /tcpa-consent, and our investor-buyer status is also documented in /terms.