Daniel Ledon · Properties
Cash sales, done carefully

Your house, researched before anyone makes you an offer.

I buy houses for cash and pass the contract to an investor who closes. Before you hear a number, I've pulled the county record, the recent sales around you and what the repairs will really cost, and I'll show you all of it.

Tell me about the house
Homeowner Buyer Closing
Property file · example
Owner & title
County record, recorded loans, back taxes, open code cases
Day 1
Sold nearby
Recent renovated sales nearby, each with its listing as proof, plus the as-is sales
Day 1
Condition
Photos or a walkthrough: roof, systems, kitchen, baths
Day 1–2
The number
A written cash offer with the math behind it, in plain terms
Usually within 48 hours
Closing
A local title company or closing attorney pays you at closing
Usually 2–4 weeks
How it works

Five steps, and you always know which one we're on.

Each step has a date, and you hear from me at every one.

  1. You reach out

    Send the form below, email, or call. Tell me what's going on with the house: repairs, tenants, an estate, a deadline.

    Reply the same business day

  2. I do the homework

    County records, recent sales, photos or a walkthrough. If something doesn't add up, I'll ask you about it rather than guess.

    Day 1–2

  3. You get a written number

    A cash offer with the sales and repair costs behind it. If my number can't work for you, I'll tell you that straight, before anyone signs anything.

    Usually within 48 hours

  4. We sign a simple contract

    Cash with no lender, and no repairs on your end. If cash can't reach the number you need, I can often offer seller-financed terms instead (not in Arizona). Before you sign, I give you a written disclosure that I may assign the contract to one of my investors, as state law requires. I then have 10 days to bring in that buyer, and you can keep the house listed and take backup offers in the meantime.

    When you're ready

  5. A title company closes it

    My buyer walks the house during a short inspection period, then a local title company or closing attorney handles the paperwork and your payment. I keep things moving on my end so nothing waits on me.

    Usually 2–4 weeks, or on your date
What I check

The research behind every offer.

You see the sales and the repair estimate behind my number. Investors see the same file, so nobody is surprised at the walkthrough.

Owner and titleWho's on the deed, recorded loans, liens and back taxes, so the closing doesn't stall.
Renovated salesRecent sales of fixed-up houses nearby, each with the listing that proves the work was done.
As-is salesWhat houses like yours have sold for without repairs, which keeps the offer honest.
RepairsPriced from photos or a walkthrough of the house itself, so the number reflects its real condition.
Flood zone and codeFEMA flood maps and open city cases, before they become a surprise.
RentWhat the house would rent for, because many of my buyers keep the houses they buy.
For agents

Bring me the listing that isn't moving.

I work through the listing agent, never around you, and your seller sees the math behind my number.

A number your seller can followA written cash offer with the renovated sales and the repair estimate attached, so the conversation is about facts.
Short, clear timelines10 days to inspect and bring in my buyer, then closing at a local title company. The house can stay listed for backup offers the whole time.
The hard ones are fineTenant-occupied, dated, long on the market or in need of real work. My buyers are investors who expect that.
Upfront about how I buyI tell you and the seller in writing, before anything is signed, that I may assign the contract to one of my investors.
Before it listsWith your seller's OK, I'm glad to look at a house before it goes on the MLS. It still goes through you.
Cash or termsWhen cash can't reach the seller's number, seller-financed terms often can (not in Arizona).
Where I buy
OhioColumbus, Dayton, Cleveland, Akron, Canton, Cincinnati, Toledo, Youngstown
TennesseeMemphis, Knoxville, Chattanooga, Clarksville, Jackson, the Tri-Cities
IndianaIndianapolis, Gary, Hammond, Fort Wayne
WisconsinMilwaukee, Racine, Kenosha, Green Bay, Beloit
GeorgiaAtlanta, Savannah, Macon, Augusta, Columbus
AlabamaBirmingham, Mobile, Montgomery, Huntsville, Tuscaloosa
ArizonaPhoenix, Tucson, Yuma, Pinal County

Somewhere else? Ask anyway, and I'll tell you if it's an area I can help with.

Start here

Tell me about the house.

Two minutes is enough. I read every message myself and reply the same business day. Your contact details never go on a mailing list or to anyone else.

Rather write it your way? Email properties@danielledon.com.

I'm a
The property
You