No Fine Print
The Questions You Should Ask Any Cash Buyer
Including us. Here are the answers most companies in this industry hope you never ask for.
How is your offer calculated?
We start with what your home would sell for fully renovated (based on real comparable sales), subtract the actual cost of the work it needs, subtract our carrying and transaction costs, and a margin for the risk we take on. We share this math with you — every offer comes with an explanation of how we got to the number, and you're welcome to challenge any input.
Can the offer change after I accept?
Our goal is that the number you accept is the number you close at. The offer is based on the property condition we saw or that you described — it only gets revisited if something materially different surfaces (for example, a major issue that wasn't visible or disclosed). We don't practice bait-and-switch pricing, and we encourage you to read our Google reviews specifically on this point: sellers consistently describe no surprises between offer and closing.
Who actually buys the property?
MN Home Buyers is part of the Livli family of companies, a Saint Paul-based real estate operation — real local people you can meet, with a real office at 905 Jefferson Ave in Saint Paul. The team you talk to is the team that buys.
Do I pay any fees or closing costs?
No. No agent commissions, no closing costs, no processing fees, no hidden anything. The offer we make is the amount you receive at closing, minus only your own mortgage payoff and any liens on the property.
Can I choose the closing date?
Yes — that's one of the main reasons sellers work with us. We can close in as few as 7 days or schedule out as far as 90; you pick the date that fits your move, your estate timeline, or your next home.
Do I need to clean out the house?
No. Take what you want to keep and leave the rest — furniture, belongings, decades of accumulation, all of it. We handle cleanout after closing. This matters most in estate sales, where clearing a family home is often the single biggest burden on heirs.
Will you buy a rental with tenants in place?
Yes. The lease transfers with the property and we become the new landlord — your tenants' housing is never disrupted, security deposits transfer at closing, and we coordinate the one walkthrough respectfully with your tenant's schedule.
What if I still have a mortgage?
Completely normal — most sellers do. The title company obtains your official payoff amount and pays your lender directly from the sale proceeds at closing. You receive the difference. This works the same way in pre-foreclosure situations, right up to applicable deadlines.
What if I change my mind?
Before you sign a purchase agreement, nothing is binding — our offer is free and carries no obligation, and "no" is always an acceptable answer. If something changes after signing, call us and talk to us like people; we would rather resolve a situation honestly than force an unhappy sale.
Can you provide proof of funds?
Ask us and we'll discuss verification for your specific transaction — a legitimate cash buyer should never be offended by this question, and we encourage you to ask it of anyone making you an offer.
Which title company handles closing?
We close with established local Minnesota title companies — sellers in our reviews mention West Title by name. You'll receive the title company's name and contact information in writing as soon as your closing is scheduled, and you can call them directly at any point.
Do you assign or wholesale contracts?
Ask us directly and we'll tell you plainly for your specific transaction. It's the single best question to ask any cash buyer — many "we buy houses" operations never intend to buy your home at all, and their contract quietly allows them to sell it to another investor. You deserve to know who is actually closing.
Have a question we didn't answer? Call (651) 383-4590 or see our full FAQ.
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