What We Buy
We review houses, condos, land, and small multifamily properties across Florida. Condition, occupancy, title, liens, HOA, and access decide whether we can make a written cash offer and what terms make sense.
Houses
Single-family homes with repair, title, occupancy, or deadline problems. We can review fixer-uppers, fire damage, mold, foundation problems, hoarder houses, failed septic, old roofs, and code violations before putting terms in writing.
- Condition and repair scope priced before terms
- Occupied, vacant, or tenant-occupied
- Open permits and liens reviewed with title
Condos & Townhomes
Florida condos can be hard to sell when special assessments, association documents, insurance, litigation, reserves, or non-warrantable status scare away financed buyers. A cash buyer removes lender approval from our side, but association balances, liens, approval rights, and building issues still matter.
- Special assessments and HOA balances reviewed
- Non-warrantable issues considered case by case
- Association documents still affect closing
Vacant Land
Buildable lots, infill parcels, agricultural land, wetland-adjacent parcels, landlocked lots, and tax-delinquent land can all be reviewed. Zoning, access, utilities, taxes, wetlands, surveys, and buildability drive the offer.
- Residential, commercial, or agricultural zoning
- Wetland or environmental constraints reviewed
- Tax-delinquent parcels require payoff review
Multifamily Properties
Duplexes, triplexes, fourplexes, and small apartment buildings. Rent rolls, leases, deposits, tenant status, code issues, repairs, and insurance all affect the number. If the property is occupied, we need to understand who is inside and what agreement is in place.
- 2-20 units
- Tenant status and leases reviewed
- Deferred maintenance priced into terms
Property Conditions We Can Price
Max Cohen holds Florida General Contractor License CGC1534000, so repair scope is part of the review. That does not mean every property gets the same answer. Condition, title, access, liens, and seller goals decide whether a cash offer is realistic.
What Can Still Block or Change an Offer
Ownership and signing authority
Probate, divorce, trusts, missing heirs, entity ownership, and bankruptcy can control who is allowed to sign.
Payoffs, liens, and judgments
Mortgage payoff, taxes, HOA, municipal liens, IRS liens, judgments, and code fines can reduce seller proceeds or delay closing.
Access and occupancy
Tenants, squatters, locked rooms, unsafe conditions, and lack of access can change the review and closing timeline.
Property limits
Wetlands, zoning, association restrictions, flood-zone issues, severe structural problems, or municipal requirements may affect whether the deal works.
Have Something to Sell?
Tell us what you own, who can sign, the condition, and any known liens, tenants, HOA, probate, or deadline issues. We will tell you whether a written cash offer is realistic.