TL;DR: A cash buyer can evaluate an off-market deal much faster when the Realtor sends the address, price, photos, condition, repair information, occupancy, known title or property issues, seller expectations, and closing timeline up front. The goal is not a polished pitch. It is enough accurate information for the buyer to determine whether the property is worth pursuing.
If you are a Realtor with an off-market property, you do not need to write a ten-page presentation before contacting a cash buyer. But you do need enough information for the buyer to decide whether the deal deserves a closer look.
At minimum, start with the property address, asking or contract price, property condition, photos, estimated repairs, seller timeline, occupancy, and known title or property issues.
The better the initial information, the less time everyone spends going back and forth.
1. Start With the Property Address
The address gives the buyer the basic context needed to understand the market, property type, neighborhood, and potential comparable properties. Do not make a buyer guess which property you are talking about.
2. Tell Them the Price
Give the asking price, contract price, or price expectation you have discussed with the seller. If the seller is not firm on a number, say that.
3. Send Photos
Useful photos are better than beautiful photos. Send the front exterior, back exterior, kitchen, bathrooms, living areas, bedrooms, basement, major damage, mechanical areas, yard, and roof if visible.
If something is damaged, show it. A serious buyer is more likely to be frustrated by a surprise than by an ugly basement photo.
4. Describe the Property Honestly
Tell the buyer what you are seeing. “Roof appears near the end of its useful life” is more useful than “Roof needs a little TLC.”
- Water damage
- Fire damage
- Structural concerns
- Mold
- Roof condition
- Electrical issues
- Plumbing
- Foundation concerns
- Occupancy
- Hoarding or contents
- Code issues
5. Give Your Best Repair Estimate
You do not need a contractor’s final estimate before sending a deal. A rough estimate can still be useful. Just distinguish between known repairs and your own estimate of potential repairs.
6. Tell Them About Occupancy
Is the house vacant, owner occupied, tenant occupied, recently inherited, or used occasionally? Occupancy can affect timing and transaction logistics.
7. Mention Known Title or Property Problems
If you already know about a problem, disclose it upfront. That can include liens, probate, unpaid taxes, code violations, unpermitted work, multiple owners, estate issues, HOA concerns, tenants, or bankruptcy.
You do not need to solve the problem before calling the buyer. But you should mention it.
8. Tell the Buyer the Timeline
Do not say the seller wants to “close quickly.” Give an actual target, such as a 14-day or 30-day closing goal. If there is a hard deadline, explain why.
9. Explain What the Seller Actually Wants
Price is not always the entire story. The seller might value a quick closing, no repairs, a specific closing date, flexibility, privacy, certainty, or a straightforward transaction.
10. Send the Available Documents
- Existing inspection
- Repair estimates
- Photos
- Survey
- Title information
- Lease information
- Probate documents
- Insurance information
- Seller disclosure
- Permits
Only provide documents you are authorized to share, and be careful with sensitive information.
What Makes a Deal Easier to Evaluate?
| Information | Why it matters |
|---|---|
| Address | Identifies the property |
| Price | Establishes the deal expectation |
| Photos | Shows condition |
| Repairs | Helps estimate scope |
| Occupancy | Affects timing and logistics |
| Title issues | Can affect closing |
| Seller timeline | Determines feasibility |
| Documents | Supports verification |
What Not to Do
Do Not Hide the Bad Stuff
A damaged roof is not necessarily a deal killer. A surprise damaged roof discovered two days before closing can become a much bigger problem.
Do Not Oversell the Property
Call a property what it is. “Needs a full renovation” is useful. “Great investment, just needs cosmetic updating” is not useful if the house has structural problems.
Do Not Promise Your Seller a Closing Before the Buyer Reviews the Deal
Tell your seller you are submitting the opportunity. Let the buyer evaluate it. Then discuss the timeline.
Do Not Assume Every Cash Buyer Works the Same Way
Ask how the buyer purchases properties, what information they need, who handles closing, what the earnest-money terms are, and what timeline they can actually support.
What KK Buys Indy Homes Wants to See If the property fits your seller’s situation, you can submit a pocket listing to KK Buys Indy Homes for evaluation.
KK Buys Indy Homes asks Realtors to send the basic property information, photos, asking price, repair needs, known issues, and desired closing timeline. That process gives the team enough information to determine whether the opportunity is worth pursuing before everyone spends more time on the deal.
Submit a Pocket Listing to KK Buys Indy Homes
The Goal Is Not a Longer Submission
The goal is a better one. A good off-market deal submission should let a buyer answer five questions: Where is it? What does it need? What does the seller want? What are the numbers? How quickly does it need to happen?
If you can answer those five questions, you have already given the buyer a useful starting point.
Sources and references
- KK Buys Indy Homes: Realtor Pocket Listings in Indianapolis
- MIBOR BLC Governance and Clear Cooperation Guidelines
- NAR: Multiple Listing Options for Sellers