Cash Buyer Dos and Don’ts: How to Find a Real, Reliable Cash Buyer That You Can Trust
Selling your home for cash sounds simple. No showings. No repairs. No waiting months for a buyer’s financing to come through. But finding a reliable cash buyer in Washington is harder than it should be, because the industry is full of operators who are anything but reliable. Some are outright scammers. Others are just middlemen who never actually buy anything. The good news is that telling the difference between a legitimate cash buyer and a fraud is straightforward once you know what to look for. This guide walks you through every dos and don’ts so you can sell your house with confidence and without getting burned.
Key Takeaways
- Always verify a cash buyer’s business entity through the Washington Secretary of State before signing anything
- A real cash buyer will never ask you for upfront fees or pressure you to close immediately
- Proof of funds, written offers, and verifiable reviews are the three pillars of a legitimate cash buyer
- Red flags include no business address, no online presence, and “above market value” promises
- You should always have the option to use your own title company and take time to review the contract
The Dos: How to Find a Legitimate Cash Buyer
When you are looking for a cash buyer, these are the steps that separate a smart seller from an easy target. Every single one matters.
1. Do Verify They Have a Real Business Entity
A legitimate cash buyer operates as a registered business. In Washington, that means you should be able to look them up on the Washington Secretary of State Corporations Search. Search the company name. If nothing comes up, that is a problem. If the entity was registered two weeks ago, that is also a problem.
A reliable cash buyer in Washington will have an LLC or corporation that has been active for a reasonable period. FIGA Properties LLC, for example, is a registered Washington business. You can verify that yourself. Any buyer who hesitates when you ask about their business entity is not someone you want to deal with.
2. Do Ask for Proof of Funds
This is non-negotiable. A real cash buyer has cash and can prove it. Proof of funds usually comes in the form of a recent bank statement or a proof of funds letter from their bank or private lender. The document should show the buyer’s name (or their company’s name) and a balance that covers the purchase price.
If someone claims they are a cash buyer but gets cagey when you ask for proof of funds, walk away. How to find a cash buyer who is legitimate starts with this one question: “Can you show me proof that you have the money?“
3. Do Check Reviews on their website, Google, and Facebook
Reviews are one of the fastest ways to gauge whether a cash buyer is trustworthy. Look at website reviews, Google reviews, and Facebook. Do not just look at the star rating. Read the actual reviews. Look for specifics. A review that says “they closed on my house in 10 days and the process was smooth” tells you something real. A review that says “great company” with no details tells you nothing.
Pay attention to how the company responds to negative reviews, too. A legitimate cash buyer will address complaints professionally. A scam operation will either ignore them or respond with hostility.
4. Do Get Everything in Writing
Verbal promises mean nothing in real estate. If a cash buyer tells you they will pay a certain price, cover closing costs, or close by a specific date, get it in writing. The offer letter and the purchase and sale agreement should spell out every detail. No exceptions.
If someone says “we can work out the details later” or “just sign this and we will figure it out,” that is a warning sign. A reliable cash buyer in Washington will put terms in writing before asking you to commit to anything.
5. Do Ask for References from Past Sellers
A cash buyer who has successfully purchased homes in your area should be able to provide references. Ask for names and phone numbers of people they have bought houses from. Then call them. Ask the seller how the process went, whether the buyer kept their word, and whether they would work with them again.
If a buyer cannot produce a single reference, that tells you something important. A legitimate cash buyer with a track record will have sellers who are happy to vouch for them.
6. Do Work with Someone Local
National “we buy houses” companies often operate through call centers. You talk to someone in another state who has never set foot in Washington and knows nothing about your neighborhood. They dispatch a local representative or assign your contract to someone else.
A local cash buyer knows the market. They can come see your house in person. They are invested in their reputation in the community. When you work with a Washington-based buyer like FIGA Properties, you are dealing with someone who lives and works in Pierce County and King County. That matters. Learn more about FIGA Properties and why being local makes a difference.
7. Do Verify They Can Close Fast and Ask About Their Closing Process
One of the main reasons people sell to a cash buyer is speed. But not every cash buyer can actually close quickly. Ask about their typical closing timeline. Ask which title company they use. A buyer who says “we can close in 7 days” should be able to explain exactly how that works and introduce you to the title company that handles their closings.
See how our cash buying process works for an example of what a transparent closing timeline looks like.
The Don’ts: Warning Signs and Mistakes to Avoid
Knowing what to do is important. Knowing what not to do can save you from a bad deal or an outright scam.
1. Don’t Pay Upfront Fees
This is the golden rule of working with a cash buyer: you should never pay money to sell your house. Not for an inspection. Not for processing. Not for an “evaluation.” Not for anything. A real cash buyer makes their money by buying your house at a fair price and reselling or renovating it. They do not make money by charging you fees.
If someone asks you for money before closing, it is a scam. Full stop. The Washington Attorney General’s consumer protection page has resources for reporting this kind of fraud.
2. Don’t Fall for “We’ll Pay Above Market Value” Promises
If someone tells you they will pay above market value for your house in cash, ask yourself why. Why would a business pay more than something is worth? The answer is they would not. This is a classic hook used in we buy houses scams in Washington and across the country. They lure you in with a high number and then chip away at it with fees, contingencies, and revised offers until you are getting far less than your home is worth.
A legitimate cash buyer will offer below market value because that is how the business works. They take on risk, pay for repairs, and need to make a profit. An honest buyer will tell you that upfront. If it sounds too good to be true, it is.
3. Don’t Ignore Red Flags: No Website, No Reviews, No Business Address, Burner Phone
Sometimes the signs are obvious once you start looking. Cash buyer red flags include:
- No website or a website that looks like it was built in an hour
- Zero reviews on Google, BBB, or any other platform
- No physical business address or an address that is a P.O. box
- A phone number that changes or looks like a personal cell
- An email address from a free provider like Gmail with no company domain
If something feels off, trust that feeling and investigate further before signing anything.
4. Don’t Sign Over Your Deed Before Closing
Deed theft is one of the most devastating cash home buyer scams. Here is how it works: someone convinces you to sign your deed over to them before the actual closing and before you receive payment. They promise they will pay you later. They do not. Now they own your house and you have nothing.
The deed should only transfer at closing, through the title company, after funds have been verified. Never, under any circumstances, sign over your deed before you have received payment. The Consumer Financial Protection Bureau has documented cases of deed theft and offers guidance on how to protect yourself.
5. Don’t Sign a Contract Under Pressure
A legitimate cash buyer will give you time to review the contract, think it over, and even consult with an attorney. A scammer will create urgency. “This offer is only good for 24 hours.""If you do not sign today, we are moving on.""Other buyers are interested, so you need to act fast.”
These are pressure tactics designed to keep you from reading the fine print. If you feel rushed, step back. A reliable cash buyer in Washington will respect your timeline. They might give you a deadline, but it should be reasonable, and they should be willing to explain every clause in the contract.
6. Don’t Work with Someone Who Won’t Let You Use Your Own Title Company
The title company handles the closing, holds funds in escrow, and ensures the deed transfers correctly. If a buyer insists you use their title company and refuses to let you choose your own, that is a red flag. You have the right to select the title company or escrow agent.
A legitimate cash buyer will not object to you using a title company you trust. In fact, they should welcome it because it builds confidence on both sides.
Red Flags Specific to Washington State
Washington has seen its share of real estate scams, and fraudulent schemes are on the rise. Here are red flags that are particularly common in the Pierce County and King County areas.
Out-of-state callers. You get a call from a 1-800 number. The person on the other end says they buy houses in Washington. They have never been to Tacoma or Seattle. They are sitting in a call center in Florida or Arizona. These operations often don’t understand the local market and fail to deliver what they promise. You are better off working directly with a local buyer.
Fake proof of funds. Some scammers provide fabricated bank statements or POF letters. If you have any doubt about the authenticity of a proof of funds document, contact the bank directly to verify it.
Door-to-door solicitations after foreclosure notices. When a notice of default is filed, it becomes public record. Scammers use these records to target vulnerable homeowners with predatory offers. If someone shows up at your door after a foreclosure notice, be extremely cautious. The Washington State Department of Financial Institutions provides resources for homeowners facing foreclosure.
How to Verify a Cash Buyer: Step-by-Step Checklist
Follow this checklist every time you evaluate a cash buyer. It takes less than an hour and can save you thousands of dollars and massive headaches.
- Read Reviews on Google, Facebook, & their website. Look for detailed reviews from real sellers. Be wary of profiles with only five-star reviews and no substance.
- Request proof of funds. Ask for a current bank statement or POF letter. Verify the document with the issuing bank if you have any doubts.
- Ask for seller references. Get at least two names and phone numbers of people the buyer has purchased homes from. Call them and ask about their experience.
- Confirm they are local. Ask where their office is. Ask if they can meet you at your property in person. A local buyer should be able to do this within a day or two.
- Review the offer letter and contract carefully. Make sure everything is in writing. Have an attorney review the contract if you are unsure about any terms.
- Ask about their closing timeline and title company. Get specifics. A buyer who can close in 7 days should be able to name the title company and walk you through the process.
- Verify no upfront fees are required. If the buyer asks for any payment before closing, end the conversation.
- Trust your instincts. If something feels wrong, it probably is. Take a step back and do more research.
Legitimate Cash Buyer vs. Scammer: Side-by-Side Comparison
| Sign | Legitimate Cash Buyer | Scammer or Unreliable Buyer |
|---|---|---|
| Business registration | Active LLC or corp on WA SOS | Not registered or brand new entity |
| Proof of funds | Provided willingly, verifiable | Refuses, delays, or provides fake docs |
| Reviews | Real, detailed reviews on Google, Facebook, etc. | No reviews or obviously fake reviews |
| Upfront fees | Never charges fees | Asks for inspection, processing, or evaluation fees |
| Contract pressure | Gives you time to review | Rushes you, creates false urgency |
| Offer transparency | Explains how the offer was calculated | Vague about pricing, no comps shown |
| Business address | Real, verifiable local address | P.O. box, or no address |
| Title company | Lets you choose | Insists on their title company only |
| Communication | Professional, consistent, local | Burner phone, generic email, call center |
| References | Provides past seller contacts | Cannot produce any references |
Why FIGA Properties Is a Trustworthy Cash Buyer
You should never take a company’s word for it. You should verify. Here are the facts about FIGA Properties so you can check them yourself.
Registered LLC. FIGA Properties LLC is a registered business. You can look it up and confirm it is active and in good standing.
Local to Pierce County and King County. We are not a call center. We are not a national franchise. We have boots on the ground right here in Washington. We visit properties in person and know the local market.
Verifiable reviews. Our sellers leave real reviews you can read on our website and other platforms. They talk about specific experiences because they actually happened.
No upfront fees. Ever. We pay for the house. We cover standard closing costs. We do not ask you for a single dollar at any point in the process.
Transparent offers. We walk you through exactly how we arrived at our offer. We can show you comparable sales, repair estimates, and our margin. No secrets, no last-minute changes.
Written offers and contracts. Every detail goes into writing before we ask you to commit. You can review it, have an attorney look at it, and take the time you need. See how our cash buying process works for the full breakdown.
Fast closings with a real timeline. We can close in as little as 7 days because we have the cash and we work with local title companies that move fast. We will tell you exactly who handles our closings and you are welcome to use your own title company.
We handle the repairs. You sell as-is. No inspections you need to pay for. No repairs you need to make. Learn more about FIGA Properties and who we are.
We know selling your house is a big decision, especially if you have had a bad realtor experience in the past. We are here to make it straightforward and honest.
Frequently Asked Questions
How do I know if a cash buyer is legitimate?
Check three things: past projects, referrals and or reviews, and proof of funds. Verify the business registered and active. Ask for a proof of funds letter or bank statement. Request referrals or find reviews on their website, Facebook, Google, etc. If all three check out, you are in good shape. If any one is missing, keep looking.
What is proof of funds and why does it matter?
Proof of funds is a document that shows a buyer has the cash to purchase your home. It is usually a bank statement or a letter from the buyer’s bank or lender. It matters because anyone can claim to be a cash buyer. Proof of funds separates people who actually have money from people who do not.
Can a cash buyer back out of a contract?
Yes, depending on the terms of the contract. Some contracts include contingencies that allow either party to back out. A legitimate cash buyer will typically use a contract with few or no contingencies because that is part of the value they offer you: certainty. Always read the contract carefully to understand what happens if either side needs to cancel.
Are there common cash home buyer scams in Washington?
Yes. There are deed theft schemes, upfront fee scams, and bait-and-switch offers where a high initial offer gets revised downward after you sign.
How fast can a legitimate cash buyer close?
A real cash buyer can typically close in 7 to 21 days, however, that is dependant on title and consent from both parties. A quick sale has to make sense for both the seller and the risk the cash buyer takes on. The timeline depends on the title company and how quickly title search and insurance can be completed. If a buyer says they can close in 2 days, that is unrealistic. Oftentimes a true cash buyer can either facilitate a fast cash offer at a lower price or a higher cash offer given ample time.. Check out common questions about our process for more details.
Authoritative References
- Washington Secretary of State - Resource for local WA SOS
- Washington Attorney General - Consumer Protection - Report fraud and learn about consumer rights
- Consumer Financial Protection Bureau - Federal resource for avoiding real estate scams
- Washington State Department of Financial Institutions - Foreclosure resources and financial regulation
Ready to Work with a Cash Buyer You Can Trust?
Selling your house for cash does not have to be stressful or risky. The key is doing your homework, asking the right questions, and working with someone who has nothing to hide. Verify the business. Check the reviews. Ask for proof of funds. Get everything in writing. If a buyer checks all those boxes, you are in good hands.
FIGA Properties checks every box on this list because we believe sellers deserve transparency, honesty, and a fair deal. We buy houses as-is for cash in Pierce County and King County. We cover closing costs. We close in as little as 7 days. And we never ask you for a dime upfront.
Get your free cash offer today. No obligation. No pressure. Just a straightforward offer on your house.
Disclaimer: This blog post is for informational purposes only and does not constitute legal, financial, or tax advice. Laws and regulations vary by jurisdiction and change over time. Always consult with a qualified attorney, financial advisor, or tax professional regarding your specific situation. FIGA Properties is a real estate solutions company, not a law firm or financial advisory practice.