12 Questions to Ask a Cash Home Buyer Before You Sign Anything

I'm a cash home buyer. I buy houses in Raleigh, Charlotte, Fayetteville, and across North Carolina. And I'm going to tell you exactly what to ask me — and every other cash buyer — before you sign a single piece of paper.

Why? Because the industry is full of people who use the word "cash" as a trust signal when they have no cash, no intention of buying, and a contract designed to give them an exit while locking you in. The good operators get punished by the bad ones. And the sellers who don't know what questions to ask are the ones who get hurt.

Here are the 12 questions. Ask all of them. Don't feel bad about it. A real buyer will answer every one without blinking.

Question 1: Are You the One Actually Buying My House?

This is the question. The one that separates a buyer from a middleman.

A real cash buyer says: "Yes. My company is the buyer. Our funds, our name on the deed."

A wholesaler says: "We work with a network of investors" or "We'll find the best buyer for your property." That means they're planning to assign your contract to someone else. They're not buying — they're brokering.

If the answer isn't a clear yes, you're not talking to a buyer.

Question 2: Can You Show Me Proof of Funds Right Now?

A real cash buyer can produce a bank statement, line of credit letter, or letter from their title company showing available funds. Before you sign. Not at closing. Not "when the time comes." Now.

If they can't — or won't — they either don't have the money or they're planning to use someone else's money (which means they're not the buyer). Either way, you need this documentation before any contract gets signed.

Question 3: Does the Contract Have an Assignment Clause?

Look for "and/or assigns" after the buyer's name. Look for language allowing the buyer to "assign their rights" under the contract. If either is there, the buyer can transfer your deal to any third party without your consent (in most cases).

A real cash buyer's contract names them as the buyer. Period. No assignments. No transfers. If they want to include assignment language, ask why — and decide if you're comfortable with a stranger closing on your house.

Question 4: How Much Earnest Money Are You Putting Down?

Earnest money is the deposit that goes into escrow with the closing attorney. It signals commitment. In North Carolina, standard earnest money for cash purchases ranges from $1,000 to $5,000 or more depending on the purchase price.

If someone offers $100 in earnest money on a $250,000 house, they're not serious. That's placeholder money. It costs them essentially nothing to walk away. Real earnest money creates real commitment.

Question 5: Which Closing Attorney Will Handle the Transaction?

North Carolina requires a licensed attorney for real estate closings. A legitimate cash buyer should name a specific local closing attorney they work with regularly. You should be able to look up that attorney and verify they're a real person with a real practice.

Better yet: ask if you can use your own attorney. A real buyer says yes without hesitation. Someone who insists only their attorney handles it may be trying to control the closing process in ways that don't benefit you.

Question 6: How Did You Calculate Your Offer?

This one separates the professionals from the amateurs.

A serious cash buyer can walk you through their math: after-repair value based on specific comps in your neighborhood (not county averages), estimated repair costs, holding costs, closing costs, and their margin. The number isn't pulled from thin air — it's built from data.

If someone can't explain how they got to their number, they either made it up or they're using a formula they don't understand. Either way, you can't trust the offer. I show sellers my full breakdown. Here's how cash buyers calculate offers.

Question 7: Will You Renegotiate the Price After Inspecting?

Some operators make a high initial offer to get you under contract, then drop the price after their "inspection" reveals "unexpected" issues. It's called re-trading, and it's one of the oldest tricks in the book.

Ask directly: "Is this offer firm, or will it change after you see the property?" A legitimate cash buyer who has already walked the property makes a final offer. If they haven't seen it yet, they should tell you the offer is contingent on a walkthrough — and explain what would cause a price adjustment.

At Cinch, our offer is our offer. We walk the property first. We look at condition firsthand. Then we give you a number that doesn't change.

Question 8: What Fees Do I Pay at Closing?

The answer should be: almost none. A real cash buyer covers closing costs. You shouldn't be paying Realtor commissions (there's no Realtor), buyer's fees, processing fees, or "administrative charges." The only thing typically deducted from your proceeds is the mortgage payoff, any property tax proration, and any existing liens.

If someone's offer includes hidden fees — "transaction coordination fee," "processing fee," "document preparation fee" — that's money coming out of your pocket that shouldn't be. Ask for a full list of any charges that will be deducted from your proceeds at closing.

Question 9: Are You Licensed or Registered in North Carolina?

Cash buyers don't need a real estate license to purchase properties (they're buying, not brokering). But they should have a registered business entity in NC. Go to sosnc.gov and search their LLC or corporation name. If nothing comes up, that's a red flag.

Also check how long they've been registered. An LLC formed last month with no Google reviews and no track record is a higher risk than one that's been buying in your market for five years.

Question 10: Can You Provide References From Recent Sellers?

A buyer with a real track record can connect you with people they've bought from. Google reviews help, but a phone conversation with a previous seller tells you more. Ask: Did they close when they said they would? Did the offer change? Was the process what they described?

If a buyer can't provide a single reference, ask yourself why. Either they're new (higher risk) or their previous sellers wouldn't recommend them (higher risk).

Question 11: What Happens If I Change My Mind?

Before you sign the purchase agreement, understand the cancellation terms. Most legitimate cash buyer contracts allow the seller to cancel before a specific date without penalty. Some don't. Read the contract. Have your attorney read it.

If the contract locks you in with no ability to cancel but gives the buyer multiple exit options — that's a one-sided deal. Walk away.

Question 12: What's Your Timeline — Exactly?

"We close fast" is marketing. What you need is a specific timeline. "We'll close on [date], barring any title issues" is a commitment.

A legitimate cash buyer should give you a concrete closing window — typically 7-14 days from signed contract. If they say "30-60 days," ask why. Cash purchases don't need bank approval, appraisals, or buyer inspections. The only real variable is the title search, which takes 5-7 business days in most NC counties. If someone needs 60 days, they may not actually have cash — or they're planning to find financing during that period.

Why I Want You to Ask These Questions

I know how this sounds. A cash buyer telling you to be skeptical of cash buyers. But here's the thing: every bad operator in this industry makes my job harder. When a wholesaler burns a seller in Wake County, that seller tells ten people that cash buyers are scammers. Those ten people tell ten more. And when I show up at a kitchen table with a legitimate offer, I'm fighting against the reputation created by someone who was never a buyer in the first place.

The sellers who ask these questions are the ones I most enjoy working with. They're informed. They understand the process. And when they accept our offer, it's because they did the homework and decided we passed the test — not because they got pressured into something they didn't understand.

That's how this should work. Every legitimate cash buyer in NC should welcome these questions. The ones who don't? That tells you everything.

If you want to see how we answer every one of these questions, request a cash offer from Cinch Home Buyers. We'll walk you through the math, show proof of funds, and give you a contract you can take to your own attorney. No pressure. No rush. Just transparency.

Frequently Asked Questions

What should I ask a cash home buyer before signing?

The most important questions: Are you the actual buyer? Can you show proof of funds now? Does the contract have an assignment clause? How much earnest money are you putting down? Which closing attorney handles the transaction? How did you calculate the offer? Will the price change after inspection? A legitimate buyer answers all of these clearly and immediately.

How do I know if a cash home buyer is legitimate?

Verify their LLC registration at sosnc.gov (NC Secretary of State). Check for Google reviews and BBB profile. Ask for proof of funds in writing. Confirm they use a licensed NC closing attorney. Ask for references from recent sellers. If any of these checks fail, proceed with extreme caution.

What is re-trading in real estate?

Re-trading is when a buyer makes an initial offer, gets you under contract, then lowers the price after an inspection or walkthrough — claiming to have found 'unexpected' issues. It's a common tactic used to get sellers locked in with a high offer, then negotiating down when the seller feels committed. Ask upfront whether the offer is firm.

Should I have an attorney review a cash buyer's contract?

Absolutely. North Carolina requires a closing attorney for the transaction, but you should also have the purchase agreement reviewed before you sign it. Look for assignment clauses, cancellation terms, inspection contingencies, and any fees deducted from your proceeds. The $200-300 for a contract review is the best money you'll spend in the process.

What's a normal amount of earnest money for a cash sale in NC?

For cash purchases in North Carolina, earnest money typically ranges from $1,000 to $5,000 or more, depending on the purchase price. This deposit goes into escrow with the closing attorney and signals the buyer's commitment. If someone offers less than $500 in earnest money on a significant purchase, their commitment level is questionable.