Frequently Asked Questions
The questions Spokane homeowners ask us every week — answered in plain English by the people who actually handle the offers.
Process
Most of our closings happen in 7 to 14 days from the date you accept our cash offer. We can move faster if you have a hard deadline (like a foreclosure sale date or a job relocation), and we can slow it down if you need more time. You pick the date.
Step 1: You contact us by phone or form. Step 2: We discuss the property and your situation. Step 3: We schedule a quick walk-through (often 15–30 minutes, no cleaning needed). Step 4: We send a written cash offer within 24 hours. Step 5: If you accept, you sign a one-page purchase agreement. Step 6: We close at a local title company on your chosen date. Step 7: You receive your funds.
Not necessarily. Many of our out-of-state sellers (especially with inherited properties) sign closing documents remotely with a mobile notary or via remote online notarization. The title company coordinates everything to make this easy.
Pricing & Fees
No. There are no real estate commissions (6% or more on a traditional sale), no inspection fees, no marketing costs, no junk fees, and no hidden charges. We pay 100% of the standard seller closing costs. The cash offer we send you is the net amount you walk away with, less any existing mortgage or liens that get paid off at closing.
We look at the recent sale prices of comparable Spokane-area homes (the "after-repair value"), estimate the cost of repairs and updates the property needs, and subtract our holding and selling costs plus a modest profit margin. The remaining number is our offer. We are happy to walk you through the math so you understand exactly how we arrived at it.
Yes — but probably not by as much as you think, and you keep more than you might expect. A traditional MLS sale costs 8–10% of the sale price in agent commissions, closing costs, repairs, and concessions. Our offer skips all of that. For a house that needs work, we frequently net more for the seller than a listing would after all expenses, plus we save you 60–90 days of mortgage payments, utilities, taxes, and stress.
Property Condition
No. We buy houses 100% as-is. Leave behind anything you do not want — broken appliances, old furniture, junk, even pets that the previous owner could not care for. We handle all the cleanout, repairs, and removal after closing.
Yes. We routinely buy houses with significant deferred maintenance, fire and water damage, mold, code violations, hoarding situations, and structural issues. The condition of the property does not disqualify it — we just factor the repair cost into our offer.
Yes. We routinely buy occupied rental properties throughout the Spokane area. We can close with tenants in place (and honor their existing leases) or coordinate a cash-for-keys arrangement after closing. Either way, you do not need to evict before selling to us.
Situations
Yes — this is one of the most common situations we handle. As long as the property still has equity (or even minimal equity), we can typically buy it before a foreclosure sale, pay off the lender, and put the remaining funds in your pocket. Time matters in these situations, so call us sooner rather than later.
Most likely yes, but a sale to us can usually run in parallel with the probate process. We have experience closing on probate properties through Washington's simplified probate procedures, including the Affidavit of Surviving Spouse and the Letters Testamentary process. We work with your probate attorney to time the closing correctly.
Yes. As long as the total liens are less than the value of the property, the title company pays off all liens out of the sale proceeds at closing. You do not need to clear them yourself first.
Trust & Safety
Yes. Spokane Property Solutions is owned and operated by Rankflow Systems LLC, a Washington-registered business. We are direct cash buyers — meaning we use our own funds to purchase properties. We are not a national franchise, a lead-generation site, or a wholesaler trying to flip your contract.
Every offer we make is backed by proof of funds, which we are happy to send with the offer. All closings happen at a reputable Spokane-area title company, which independently verifies our ability to fund. We do not need a mortgage, an appraisal contingency, or a financing contingency.
No. Your contact information is used by our team to follow up about your property. We do not sell leads, we do not share data with other investors, and we do not list you on marketing rosters. If you decide not to sell, we remove you from our system on request.
No. Every offer is non-binding until both parties sign a purchase agreement. You are free to accept, counter, or walk away. There is no fee, no obligation, and no pressure.
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