Ohio real estate acquisitions
We buy houses for cash anywhere in Ohio
Any property, any condition, any situation. You get a written cash offer in about a day, you keep every dollar of it, and you pick the closing date.
No repairs. No cleaning. No commissions. No obligation.
- Cash — no lender, no appraisal
- As-is — no repairs, no clean-out
- Zero commissions or fees
- You pick the closing date
Sell your Ohio house without listing it
Listing a house works well when the house is ready and you have the time. When it isn't and you don't, the traditional process turns into months of repairs, showings, and a buyer whose loan falls apart in week six.
XK Tandem is an acquisitions company, not a brokerage. We buy property directly with our own funds, which means there is no agent between us, no financing to fall through, and nothing that has to be fixed, staged, or inspected before you can get to closing. We buy in Akron, Cleveland, Canton, Cuyahoga Falls, Kent, and across the rest of Ohio.
Most of what we buy is a house somebody inherited, a rental somebody is done managing, or a property that simply will not pass a lender's appraisal in its current condition. If that sounds like yours, a five-minute phone call will tell you whether there is a deal here — and it costs you nothing to find out.
Straight talk about price. A cash offer is not a retail offer, and anyone who tells you otherwise is selling something. We buy below what a fixed-up house sells for, because we take on the repairs, the carrying cost, and the risk that the market moves. What you get in exchange is speed, certainty, zero out-of-pocket cost, and a closing date you control.
If we think listing would genuinely net you more, we will say so on the first call.
What we buy
Any property type, any condition
If it has an address in Ohio, it is worth a phone call. Condition is never the reason we say no.
Single-family houses
Any age, any condition — from turnkey to burned out.
Duplexes and small multifamily
Two- to eight-unit buildings, occupied or vacant.
Apartment buildings
Larger multifamily where the rent roll tells the story.
Condos and townhouses
Including units with HOA arrears or special assessments.
Vacant land and lots
Infill lots, side lots, acreage, and unbuildable parcels.
Commercial and mixed-use
Storefronts, small office, flex space, live/work.
Mobile and manufactured homes
On owned land or in a park, titled or affixed.
Inherited and estate property
Full house of contents included — leave what you want.
Why sellers call us
Situations we handle every week
Most people who call are not selling because they want to. They are solving something. These are the ones we see most.
Inherited a house you don't want
Estate and probate sales are most of what we do. We can wait for the court, coordinate with your attorney, and buy the property with everything still in it.
Behind on payments or facing foreclosure
If there is time before the sheriff's sale, there is usually a deal. We can talk to your lender's loss-mitigation department with your written authorization.
Tired of being a landlord
Non-paying tenants, Section 8 turnover, deferred maintenance, out-of-state headaches. We buy occupied and take the tenancy as it stands.
Divorce or separation
A clean, dated closing that both attorneys can plan around, without staging the house or negotiating repairs with a retail buyer.
Major repairs you can't fund
Roof, foundation, fire, water, mold, knob-and-tube, failed sewer lateral. Repair cost comes out of our number, not your pocket.
Code violations or condemnation
Open orders, point-of-sale escrow holds, board-ups, nuisance citations. We take the file over at closing.
Vacant, hoarded, or full of contents
No clean-out, no dumpster, no estate sale. Take what matters to you and leave the rest.
Relocating on a deadline
Job transfer, assisted living, or a move you already committed to. Pick the closing date and we work backwards from it.
Tax or water arrears
Delinquent property taxes, sewer and water liens, and tax-lien certificates get paid at closing out of proceeds.
What you get
What a cash sale actually gets you
No commissions, no fees
There's no listing agreement, so there's no 5–6% coming off the top and no administrative junk fees at closing.
Nothing to fix, nothing to clean
We buy strictly as-is. No pre-listing inspection, no repair addendum, no re-negotiation two weeks in because a buyer's inspector found something.
No financing contingency
We buy with our own funds. Nothing here depends on an appraisal coming in or an underwriter approving a stranger.
You choose the closing date
Seven days if you need it. Ninety if you'd rather. If you need to stay in the house after closing, say so and we'll build it in.
One point of contact
You deal with the person making the decision, not a call center and not a lead broker who is going to resell your information.
A straight answer either way
If listing on the open market would net you more, we will tell you that. It costs you nothing to find out and we would rather be right than busy.
The process
How selling to us works
Four steps, no showings, and nothing you have to fix first.
Tell us about the property
Address, rough condition, and what you're trying to accomplish. Five minutes by phone, text, or the form. No showings, no lockbox, no sign in the yard.
We underwrite it
We pull comparable sales, estimate repairs, and — if it's a rental — read the rent roll. We look at the property itself, not a computer's guess at it.
You get a written cash offer
Usually within 24 hours, in writing, with the number broken out so you can see how we got there. No obligation and no pressure to sign on the spot.
Close at a local title company
You pick the date. Title work, deed prep, and standard closing costs are on us. Funds are wired or cut as a check, whichever you prefer.
Service area
Where we buy in Ohio
Northeast Ohio is home and it is where we can move fastest. We buy statewide too — and if a property sits somewhere we can't pay a competitive number, we will say so rather than waste your week.
- Akron, OHSummit County — bungalows, duplexes, and estate sales
- Cleveland, OHCuyahoga County — point-of-sale, violations, and rentals
- Canton, OHStark County — estates, rentals, and absentee owners
- Cuyahoga Falls, OHSummit County — mid-century homes and estate clean-outs
- Kent, OHPortage County — student rentals and tired landlords
- All of OhioColumbus, Cincinnati, Dayton, Toledo and beyond
No cost, no obligation
Get a cash offer on your property
Tell us the address and roughly what shape it is in. We will look at it properly and come back with a written number — usually within one business day. If we are not the right answer for your situation, we will tell you that instead.
Texting is usually fastest — send the address and a sentence about the property and we will take it from there. Calls answered Mon–Sat, 8am–8pm ET.
Questions
Common questions
How fast can you close?
As fast as title work allows — typically 7 to 14 days on a clear title, and we have closed in under a week when the county cooperated. Probate, tax liens, or an open code file can stretch that out. If you need a later date instead, that is easier, not harder: we regularly close 60 to 90 days out for sellers who need time to move.
Do I need to make repairs or clean the place out?
No. We buy as-is and we mean it literally. Leave furniture, appliances, the contents of the basement, a vehicle in the garage — all of it. You do not need to mow, paint, haul anything away, or let a home inspector walk through.
What does it cost to get an offer?
Nothing, and there is no obligation attached to it. There is no listing agreement to sign, no cancellation fee, and no clause that locks you into selling to us if you decide against it.
How do you come up with your number?
We start with what the property is worth once it is fixed and rentable or resaleable, subtract the repair budget, subtract holding and closing costs, and subtract the margin the deal has to carry. We will walk you through those four numbers on your property. If our math is off because of something we could not see from the street, tell us — we would rather correct it than lose the deal over it.
Do you buy houses with tenants still in them?
Yes, and it is one of the more common calls we get. We buy occupied properties subject to the existing tenancy, including month-to-month, mid-lease, Section 8, and situations where the tenant has stopped paying. You do not need to evict anyone or deliver the property vacant for us to close.
Can you buy a house that is in probate?
Usually yes. Ohio has a full-administration path and shorter release-from-administration paths for smaller estates, and which one applies changes the timeline more than anything else. We work alongside the estate's attorney and can wait for the court. If the estate has not been opened yet, we can point you to probate attorneys in your county — but you should take legal advice from them, not from us.