How we work, in writing.
We buy houses, and we buy them for our own account. Everything below is also in any agreement we would ask you to sign — it is here because you should be able to read it before that, not after.
Our role
Sell Now Pros buys houses in Northeast Ohio. We buy for our own account, and we buy to resell — sometimes by assigning the purchase agreement before closing, sometimes by reselling afterwards.
When we enter into an agreement to purchase a property, we do so as a principal — for our own account and in our own interest — not on your behalf. We expect to make a profit on the transaction, and the price we offer reflects that.
There is one other thing we do and it points the other way: the people here are licensed in Ohio, and an owner who would do better listing can list through the brokerage those licenses are held with. That is a brokerage relationship rather than a Sell Now Pros one, and it is described further down. Everything else in this document describes us as the buyer.
We may assign the agreement
If we agree to purchase your house, we may assign that purchase agreement to an investor on our buyers list, or to another third party. That party may complete the purchase in our place.
This means the buyer who closes on your property may not be Sell Now Pros. We may be paid a fee or earn a profit on that assignment, and that amount may differ from what you receive. It may be substantial.
Ohio law requires us to give you a separate, standalone written disclosure of what we do and how we are paid, and to have you sign it BEFORE you sign a purchase contract — not alongside it and not afterwards. We do that on every deal. The purchase agreement itself will also set out the assignment terms. Read both, and have your own attorney read them.
When we buy, we do not represent you
On every option where we are the buyer — our own account, our buyers list, or the house marketed to retail buyers — we are not your agent and not your broker. We do not represent you, and we owe you no fiduciary duty: no duty of loyalty, no duty to obtain the best available price for you, and no duty to put your interests ahead of our own.
On those three, our interests and yours are not the same. We are on our own side of the transaction. You are entitled to your own representation, and we encourage you to get it.
The listing option is different: there we are not buying at all, and the duties owed to you come from the brokerage that handles it rather than from us. The next section sets out where the line falls.
Buying your house and listing it are two different relationships
Sell Now Pros, the company, is not a licensed real estate brokerage and never acts as one. On the three options where we buy, what we market is our own contractual interest in a property we have under contract — never the property on your behalf.
The listing option is a different thing entirely. Real estate licenses are held by individual people rather than by a company, and are held under a brokerage; the people here hold Ohio licenses through an Ohio brokerage. A listing is handled by that brokerage. It — not Sell Now Pros — is the party that represents you, owes you fiduciary duties including the duty to seek the best price reasonably available to you, and gives you Ohio's agency disclosure paperwork to read and sign.
You are free to move between the two, and people do. Asking us for a cash number commits you to nothing, and plenty of sellers hear one and decide to list instead. What does not happen is the two being blurred: on any given sale you are either selling to us or listing through the brokerage, and the paperwork says which.
It is still a conflict of interest and we would rather name it than have you find it. People who buy houses at a discount have an obvious reason to prefer that you sell to them rather than list. Weigh our advice with that in mind, and know that you may list with any brokerage in Ohio at no cost to you here.
Our license, and what it does not mean
A principal of Sell Now Pros holds an active real estate license in the State of Ohio, and members of our team may be licensed as well. Ohio is where we buy, so you are dealing with a licensee in every transaction we do. We tell you that up front rather than waiting to be asked.
On the three buying options, holding that license does not make us your agent. We buy as a principal, for our own account and in our own interest — never as a licensee acting on your behalf. You are dealing with a licensee who is buying your house for himself, and this disclosure is how you are told that.
A license belongs to the individual who holds it and sits under a brokerage. Anything done as a licensee — including listing a house — happens through that brokerage rather than through Sell Now Pros. What that changes is set out in the section above.
When we market the house to retail buyers
On the option we call Best of Both Worlds, we agree a guaranteed number with you in writing and then market the property to the general buying public, rather than only to the investors on our buyers list, so that someone buying a home to live in can be the one who closes.
What we are marketing in that case is our own contractual interest in the property. We are not listing your house for you, we are not your agent in that sale, and we are not acting as a brokerage. If you want to be represented in the sale, you are entitled to hire your own agent, and we would encourage it.
You are paid the number agreed with you. You are not paid a share of the sale price. We keep whatever the sale produces above your number and our costs, and that amount may be considerably more than a cash offer would have been. It may also be less, or nothing at all, in which case your number is unchanged and the loss is ours. That allocation of risk is the whole of what we are paid for.
We do not give legal, tax, or financial advice
Nothing on this website, and nothing said by anyone at Sell Now Pros, is legal, tax, accounting, or financial advice. Selling real property has legal and tax consequences that depend on your circumstances — and if you are behind on payments or facing a foreclosure, they can be significant.
Consult your own attorney, accountant, or financial adviser before signing anything.
Nothing is binding until it is signed
Any figure we discuss — on the phone, by text, by email, or on this website — is an indication only. It is not a formal offer and it does not bind either of us.
Neither party is committed until both have signed a written purchase agreement. Until that point you are free to stop at any time, for any reason or none, and you owe us nothing.
Questions
If any of this is unclear, ask before you sign anything. Call or text(216) 488-8920 and we will walk through it.
This page describes how Sell Now Pros operates. It is not legal advice and it is not a substitute for your own attorney reviewing the actual agreement in front of you.