Questions Ohio sellers ask us

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.

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.

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.

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.

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.

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.

Not necessarily. If a sheriff's sale has not happened yet, there is usually still room to sell. With your written authorization we can speak directly to your lender's loss-mitigation department. If the payoff plus liens exceeds what the property is worth, the honest answer may be a short sale or a different path entirely, and we will say so.

Single-family houses, duplexes and small multifamily, apartment buildings, condos and townhouses, vacant land and infill lots, commercial and mixed-use buildings, and mobile or manufactured homes. Condition is not a filter — fire and water damage, foundation problems, condemned structures, and hoarder conditions are all normal for us.

Often, yes — and you should hear that plainly. A house that is clean, updated, and shows well will almost always net more on the open market, even after commission. A cash sale trades some of that price for speed, certainty, and not spending a dollar on repairs, carrying costs, or showings. Where a cash sale usually wins outright is property that will not finance, property with tenants or violations, and situations where the date matters more than the last few thousand dollars.

No. We are a principal buyer purchasing for our own account, not a brokerage, and we do not represent you in the transaction. A principal of XK Tandem does hold an active Ohio real estate license, which Ohio law requires us to disclose to you. If you would rather list the property than sell it directly, we are happy to refer you to an agent and step out of it.

No commission, no service fee, and no administrative fee. We cover the standard closing costs and title work. What comes out of your proceeds is what any Ohio seller pays: the county conveyance fee, your share of prorated property taxes, and the payoff of any mortgages, liens, or judgments recorded against the property. Your settlement statement will show every line before you sign.

No. We do not sell, share, or broker seller information, and we are not a lead generator. If you tell us you are no longer interested, that is the end of it.