Angela Whittaker, Mortgage Loan Officer  ·  NMLS #1927081  ·  Licensed Throughout California
LBA Sell for Cash

Sell It As-Is,
On Your Timeline

No repairs, no showings, no financing that falls apart two weeks before closing. And I will show you what a traditional sale would net you too — so you are choosing, not guessing.

Get My Cash Offer → See All Selling Options →
Is This You?

When a Cash Sale Actually Makes Sense

A cash offer is not the right answer for everyone. It is clearly the right answer for some.

🏠Inherited a PropertyOften as-is, often with other heirs, often a house nobody wants to spend six months repairing.
🛠Needs Major WorkRoof, foundation, plumbing, a kitchen from another decade. A cash buyer prices the repairs in so you never pay for them.
🏚Tenant Still in PlaceShowings need notice you may not get, and financed buyers usually need the unit vacant. Investors buy occupied units routinely.
💼RelocatingA start date that ignores your escrow timeline. You pick the closing day.
⏳Behind on PaymentsSelling before a foreclosure completes protects equity that would otherwise be lost.
🔒Needs to Stay PrivateNo sign, no photos online, no strangers walking through on a Sunday.
How It Works

How It Actually Goes

Six steps, and you will know what is happening at every one of them.

01
Tell us about the propertyAddress, rough condition, and your timeline. Two minutes, and nothing is committed.
02
We see the propertyI prefer to walk it and photograph it myself — condition drives the number, and I would rather see it than guess. If that is not practical, current photos you send work.
03
We sign a marketing agreementThis gives me the right to market the property to investors and cash buyers on your behalf and bring you offers.
04
We market it to cash buyersStraight to the investors we work with. And when a wider net would bring you a stronger number, LBA lists it cash-only so every cash buyer in the market sees it.
05
ShowingsYour call entirely. We can arrange one or two private showings for serious investors only, or none at all. No open houses either way.
06
We review the offers togetherNot just price — terms, timeline, deposit and contingencies. Then you pick the one that works best for you.
Why Me

What We Do for You

You get someone working your side of the table from the first call to the closing table.

🛡We work for youLBA finds the cash buyers and investors, brings you the offers, and reviews the terms with you — not just the price. My job is to protect your equity and make sure the strongest offer is actually in front of you.
📏Property valued professionallyBPO certified, performing valuations for lenders and asset managers. I can tell you whether an offer is genuinely in range or nowhere near it.
⚖You always see both pathsThe cash number and what a traditional sale would likely net you, side by side. If listing nets you meaningfully more and the timeline allows it, I will say so.
The Benefits

What a Cash Sale Gives You

Here is what you get, and the one thing worth weighing against it.

What you get

  • No repairs out of pocket — sold strictly as-is
  • No showings or open houses — private appointments only
  • Most offers made from photos, without a public listing
  • No inspection renegotiation and no appraisal
  • No financing contingency that can collapse late
  • Closing costs frequently covered by the buyer
  • A closing date you choose — days, not months
  • Certainty, from the day you accept

What to weigh

  • The offer is typically lower than what a traditional listing would sell for, because the buyer is taking on the repairs and the holding time — see how that number is built, below
  • Less competitive bidding than a full retail listing generates
  • Whatever the market might do in your favour over a longer timeline

We build both numbers for you side by side — the cash offer and what a traditional sale would likely net after costs — before you decide anything.

Behind the Number

How Investors Price a Cash Offer

Cash offers come from investors, and an investor is buying a property they intend to repair and resell. Nobody ever walks you through how they get to a number, so here it is — the same five steps behind every cash offer you will ever receive.

1Start with the repaired valueWhat the property will be worth once the work is done — not what it looks like today.
2Subtract the repairsRoof, systems, kitchen, flooring. They pay for all of it, so it comes out here instead of out of your pocket.
3Subtract the holding timePayments, taxes, insurance and utilities for the months they own it while the work gets done.
4Subtract their returnThey are putting up the capital and taking the market risk, so a margin is built in.
5What is left is your offerWhich is why our job is to bring you several, so you can see the range and pick the strongest one.
Other Paths

A Cash Offer Is Not the Only Path

Traditional listing, buy before you sell, bridge financing, off-market, or waiting another year. If one of those nets you more and the timeline allows it, I will tell you that.

Ready for the number? Tell us about the property and we will get you a cash offer — plus what a traditional sale would net — within 24 hours.
Get My Cash Offer →

Get My Cash Offer

Condition, timeline, and the address. That is all we need to start. No obligation to accept anything.

Rather talk it through first? Book a call →

Calculators Two tools — tap either tab below
Estimated purchase price
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Rough estimate based on a 43% debt-to-income guideline with an allowance for taxes, insurance and mortgage insurance. Down payment defaults to 3.5%, the FHA minimum. The rate shown is a starting assumption you can change — it is not a quoted rate. Not a quote, an offer, a pre-approval, or a commitment to lend.

Get Pre-Approved → Apply Now →
Estimated principal & interest
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Principal and interest only. Excludes property taxes, insurance, HOA dues and mortgage insurance. The rate shown is a starting assumption you can change — it is not a quoted rate. Not a quote, an offer, or a commitment to lend.

Get Pre-Approved → Apply Now →
📈Calculators