Buy Houses Companies in 2025: A Comprehensive Guide

by

Discover how buy houses companies can simplify your home-selling experience in 2025. This SEO-optimized guide covers everything from understanding what buy houses companies do to evaluating offers, comparing local versus national investors, and avoiding common pitfalls. Whether you need to sell house fast due to relocation, financial stress, or inheritance, learn how to find reputable “we buy houses” firms, navigate cash home buyer processes, and maximize your net proceeds. With expert insights, actionable tips, and in-depth FAQs, you’ll be empowered to choose the right path when partnering with buy houses companies

The Rise of Buy Houses Companies in 2025

In recent years, buy houses companies have surged in popularity, providing homeowners an alternative to traditional real estate listings. These specialized firms—often called cash home buyers or home investors—purchase properties directly, bypassing the lengthy listing, showings, and mortgage-approval processes. Consequently, sellers can close sales in as little as one to two weeks, unlock immediate liquidity, and avoid repair expenses by selling their homes as-is. Moreover, as the housing market evolves rapidly with shifting demographics and technology, buy houses companies have leveraged data-driven algorithms and streamlined workflows to deliver competitive offers without requiring seller-held contingencies.

Furthermore, the COVID-19 pandemic accelerated demand for “we buy houses” services: homeowners facing uncertainty—job loss, relocation, or health concerns—needed fast, predictable sales. In 2025, that trend continues, with a growing number of buy houses companies operating nationwide. These firms range from local investors who focus on specific neighborhoods to national “iBuyer” platforms powered by artificial intelligence. As a result, sellers gain multiple options to sell house fast, tailor timelines to their needs, and avoid the unpredictability of traditional home listings. Understanding the rise of buy houses companies is essential to navigating the modern real estate landscape and deciding whether selling to a cash buyer aligns with your financial goals.

What Are Buy Houses Companies?

Buy houses companies—sometimes referred to as “we buy houses” firms or cash home buyers—are businesses that purchase residential properties directly from homeowners, often with all-cash offers. Unlike a conventional sale that involves listing the property on multiple listing services (MLS), staging, and coordinating showings, sellers working with buy houses companies typically provide basic home information—such as address, condition, and mortgage balance—and receive a preliminary offer within 24 to 48 hours. Because these companies use proprietary valuation models and local market data, they can generate quick estimates of a property’s fair market value and deduct anticipated repair costs to arrive at a net cash offer.

Additionally, buy houses companies embrace an as-is purchase model: they acquire homes in any condition—whether facing foreclosure, extensive damage, or tenant issues—and assume responsibility for repairs after closing. Consequently, sellers avoid expenses associated with renovations, inspections, and listing upgrades. Many buy houses companies operate under different business structures:

  • Local Investors or Rehabbers: These smaller firms focus on acquiring properties in a defined geographic radius, often refurbishing and reselling them within nearby markets.

  • National iBuyers: Platforms such as Opendoor, Offerpad, and Zillow Offers (where available) leverage algorithms to provide near-instant offers, backed by institutional capital and streamlined closing operations.

  • Real Estate Investment Trusts (REITs) and Private Equity Funds: These large entities purchase residential portfolios for long-term rental or resale, typically in urban growth corridors.

By understanding the various types of buy houses companies, you can identify which model best suits your timeline, property condition, and net-proceeds expectations.

Benefits of Working with Buy Houses Companies

When exploring options to sell house fast, buy houses companies present a range of advantages over traditional sales. First and foremost, speed remains their hallmark: once you accept a cash offer, closing can occur in as little as seven to fourteen days, contingent upon clear title and seller responsiveness. There is no waiting for buyer financing, appraisals, or lengthy inspection negotiations. In high-demand markets where sellers juggle multiple offers, cash home buyers eliminate the risk of mortgage contingencies falling through—an issue plaguing up to 25% of financed sales.

Second, sellers benefit from certainty and convenience. Because buy houses companies purchase homes as-is, you avoid staging costs, repair outlays, and repeated showings. Suppose your property requires a new roof, outdated kitchen, or mold remediation. In that case, a cash buyer factors the anticipated repair expense into their offer, sparing you the time and cash required to complete those projects. Furthermore, if you face financial hardships—job relocation, medical bills, or probate sales—working with a buy houses company delivers a predictable closing timeline and eliminates emotional stress associated with months-long market exposure.

Finally, buy houses companies often cover closing costs—title fees, recording fees, and standard escrow charges—further boosting net proceeds. While they may present a lower gross offer compared to market value, sellers save on real estate agent commissions (usually 5-6% of sale price) and renovation bills. Collectively, these benefits—speed, convenience, and net-proceeds preservation—make buy houses companies an attractive option for homeowners prioritizing a swift, hassle-free sale.

How to Find Reputable Buy Houses Companies

Finding a trustworthy cash home buyer is critical to ensuring you receive a fair offer and avoid potential scams. Start by researching local and national options:

  1. Local Investor Networks: Many neighborhoods have established real estate investment associations (REIAs) or meetups where homeowner referrals yield reliable local investors. Participating in a local REIA event allows you to vet potential buyers, ask past clients about their experiences, and gauge which investor understands your market’s nuances.

  2. Online Directories and Reviews: Reputable platforms—such as the Better Business Bureau (BBB), Yelp, and Trustpilot—provide ratings, user reviews, and complaint histories. Before engaging, verify that the buy houses company is accredited, maintains an A or A+ BBB rating, and has minimal unresolved complaints.

  3. Real Estate Agent Referrals: Although traditional agents earn commissions, many maintain relationships with select cash buyers. Request recommendations from agents you trust—especially if they’ve previously referred clients to “we buy houses” firms for unique circumstances like short sales or inherited properties.

Additionally, verify proof of funds before accepting any offer. Legitimate cash home buyers provide documentation—bank statements or letters of credit—from which you see they possess the liquid capital to close. Avoid anyone who asks for upfront fees for inspections, appraisals, or “administrative costs”; reputable cash buyers cover these costs themselves. By combining local networking, online research, and diligent vetting, you position yourself to partner with a credible buy houses company and maximize the value of your sale.

Comparing Local vs. National Buy Houses Companies

When assessing buy houses companies, a key distinction emerges between local investors and national iBuyers. Each type delivers specific benefits and drawbacks:

  1. Local Buy Houses Companies:

    • Market Knowledge: Local investors often possess intimate knowledge of neighborhood comps, school districts, and zoning nuances. Consequently, they may craft a more tailored offer that reflects hyperlocal demand.

    • Personalized Service: Smaller, regionally focused firms frequently offer a more hands-on experience. You might work directly with the same point-of-contact from initial inquiry through closing, ensuring clear communication.

    • Negotiation Flexibility: Local investors may be open to adjusting offers based on unique property features—say, architectural quirks or tenant-occupied units. They can pivot quickly if new inspection findings arise.

    However, local buyers may lack substantial capital compared to national platforms, potentially delaying closing if they need to secure financing or syndicate the deal among partners. Their offers might also reflect narrower risk appetites, lowering net bids if the property requires extensive repairs.

  2. National iBuyers:

    • Speed and Scale: Companies like Opendoor, Offerpad, and others operate with significant capital resources and standardized processes. They provide near-instant offers—often within 24 hours—and guarantee closing within a fixed window (7 to 14 days).

    • Digital Convenience: These platforms maintain robust online interfaces where you can input property details, receive automated valuations (analogous to a Zestimate), and schedule electronic document signing for closing.

    • Brand Recognition: National iBuyers have wide advertising budgets, assuring sellers of legitimacy and streamlined transactions—particularly beneficial for those unfamiliar with local investment networks.

    Conversely, iBuyers may offer lower net proceeds because they use algorithmic models that prioritize volume over individual property nuances. These algorithms may undervalue homes needing cosmetic upgrades or located in less-dense markets. Additionally, iBuyers often exclude properties outside their predefined service areas or impose stricter condition criteria—turning away homes with structural issues or in foreclosure. By weighing these factors—hyperlocal insight versus national convenience—you determine which type of buy houses company best aligns with your timeline and financial expectations.

Evaluating Cash Offers from Buy Houses Companies

Receiving an all-cash offer is only the first step; evaluating those offers critically ensures you avoid leaving money on the table. When comparing bids, look beyond the headline price and calculate net proceeds, which account for:

  • Convenience Fees or Service Charges: Some buy houses companies advertise “no fees,” yet recoup costs by incorporating them into the purchase offer. Always request a breakdown of fees before signing any agreement.

  • Closing Costs Absorbed: Confirm which closing costs the buyer covers—title insurance, recording fees, transfer taxes, and escrow charges. If a buyer expects you to pay some of these, subtract them from the offered amount to assess true net gain.

  • Repair Estimates and Deductions: Most cash buyers present preliminary offers “subject to inspection.” After inspection, they will deduct estimated repair costs. Ensure these estimates are justified by licensed contractor quotes rather than arbitrary figures. Request detailed spreadsheets of line-item repair costs to validate their fairness.

Additionally, consider the timeline and contingencies. A slightly lower offer that closes in seven days without contingencies may be more valuable than a higher offer requiring a 30-day closing or contingent on you finding a replacement property. If you need to relocate quickly, a shorter closing window reduces carrying costs—mortgage payments, taxes, utilities—ultimately increasing your net proceeds. Finally, examine title and lien responsibilities. Some cash buyers assume outstanding liens, while others expect sellers to clear them prior to closing. Offers that require you to satisfy liens out-of-pocket can drastically reduce net proceeds. By calculating true net values and aligning closing timelines with your goals, you ensure that the chosen cash offer genuinely meets your needs.

The Process of Selling to Buy Houses Companies

Selling to a buy houses company generally follows a streamlined, five-step process, each phase designed to minimize seller burdens:

  1. Initial Inquiry and Property Submission:
    You contact the buy houses company via phone, website form, or direct email. Provide basic details—property address, square footage, year built, and general condition (e.g., cosmetic issues, water damage, or tenant occupancy). Some companies request photos or short videos for preliminary assessment.

  2. Preliminary Cash Offer:
    Within 24–48 hours, you receive a nonbinding offer—often calculated using automated valuation models combined with public records and recent comparable sales. This initial offer may include a “subject to inspection” clause that allows the buyer to adjust the final figure after in-person review.

  3. Property Inspection and Title Search:
    The cash buyer schedules an on-site inspection—typically lasting 30–45 minutes—to verify property condition, confirm major systems (roof, HVAC, plumbing) functionality, and note any deferred maintenance or code violations. Simultaneously, the buyer orders a title search to identify liens, judgments, or boundary issues. Should any issues emerge—such as a slab leak or outstanding HOA dues—the buyer may renegotiate based on the cost to remedy.

  4. Final Offer and Agreement Signing:
    After inspection and title clearance, you receive a firm all-cash offer. This contract outlines sale price, closing date, responsibilities for any minor repairs (often already deducted), and contingencies—if any (e.g., seller’s right to backup offers). Once you sign, the buyer’s escrow team coordinates with your chosen title company or attorney to prepare closing documents.

  5. Closing and Fund Disbursement:
    On your agreed closing date—sometimes as fast as seven days after signing—you meet at the title company or complete a remote online notarization (if permitted). You sign deed transfers, closing disclosures, and any other legal affidavits. The buyer wires funds directly to your bank or issues a certified check. You hand over keys, garage openers, and any relevant documentation (e.g., appliance manuals). It’s that straightforward: you sell house fast, settle outstanding liens (if required), and move on to your next chapter.

By following this process, you minimize open-house hassles, multiple negotiation rounds, and financing delays. However, ensuring you understand each step—especially inspection pricing, repair deductions, and title obligations—protects you from unpleasant surprises at the eleventh hour.

Common Fees and Terms to Watch Out For

Although buy houses companies promise all-cash, hassle-free transactions, hidden fees or ambiguous contract terms can diminish your net proceeds. Watch out for:

  • Service or Convenience Fees: Some firms advertise “no commission” but levy 1–3% service fees on the final purchase price. This fee often covers marketing, administrative overhead, or risk premiums. Always request a written fee schedule and ensure no additional costs lurk in fine print.

  • Closing Cost Responsibilities: While many cash buyers cover most standard closing costs, verify who pays for escrow fees, title insurance policies, transfer taxes, and recording fees. A clause requiring you to pay half or more of these costs can significantly reduce net proceeds.

  • Inspection Repair Estimates: After inspection, buyers present a list of needed repairs and corresponding cost estimates, then deduct them from the offer. However, unscrupulous buyers may inflate these numbers. Demand line-item quotes from licensed contractors to cross-verify labor and materials.

  • Back-Out Penalties: Some contracts include seller “back-out” fees if you change your mind after signing—typically equivalent to 1% of the sale price. Unless you’re absolutely certain about selling, read the “seller default” clause carefully and negotiate removal if possible.

Moreover, recognize key contract terms related to as-is sales. By accepting an as-is sale, you relinquish the right to demand repairs or concessions later, regardless of hidden defects found post-closing. If you suspect structural or environmental issues—mold, asbestos, or foundation cracks—consider ordering third-party inspections before signing. In sum, scrutinizing fees and contract terms upfront prevents costly misunderstandings and ensures the expedited process remains genuinely beneficial.

Pitfalls to Avoid When Choosing Buy Houses Companies

Even with thorough research, homeowners can fall into traps when selecting buy houses companies. Common pitfalls include:

  1. Rushing Without Multiple Offers:
    Accepting the first offer you receive denies you leverage. Solicit bids from at least three different cash home buyers—local investors and national iBuyers—to compare net proceeds, timelines, and terms. Use competing offers to negotiate better terms if you find one particularly attractive.

  2. Ignoring Market Value Benchmarks:
    Even if you need speed, having a comparable sales analysis (CMA) prepared by a licensed real estate agent provides valuable context. If your home’s market value stands at $300,000 based on recent comps, and a cash buyer offers $240,000, realize you’re forgoing $60,000 in gross proceeds. Compare that to agent-assisted sales (even with 5-6% commissions) to assess whether convenience outweighs lost equity.

  3. Overlooking Reputation and References:
    Violating due diligence—such as neglecting to verify Better Business Bureau (BBB) ratings, state real estate licensing, and past seller testimonials—leads to partnerships with dubious buyers who may delay closing or renege on offers. Demand at least two references and check social media presence, local business license status, and online reviews to gauge credibility.

  4. Underestimating Repair Costs Yourself:
    If a cash buyer’s repair estimate appears inflated, get independent contractor quotes for roofing, HVAC servicing, plumbing, or electrical fixes to challenge unreasonable deductions. Many times, you can negotiate repair costs downward or agree to make minor fixes yourself if they elevate net proceeds.

  5. Neglecting Tax Implications:
    Selling to a buy houses company can affect your capital gains tax obligations. If you haven’t lived in the property for two of the last five years, you may owe taxes on the profit. Consult a tax advisor before closing to understand potential liabilities—especially if the sale price diverges significantly from your cost basis.

By sidestepping these pitfalls—soliciting multiple offers, benchmarking against market values, verifying buyer reputations, scrutinizing repair estimates, and planning for tax consequences—you maximize your benefits when partnering with a buy houses company.

Alternatives to Selling to Buy Houses Companies

Although buy houses companies offer compelling advantages, they’re not the best fit for every seller. Consider these alternatives to decide which path aligns with your priorities:

  1. Traditional Agent-Assisted Sale:
    Listing with a licensed real estate agent on MLS often yields the highest sale price—on average, homes sell for 1–2% above market value when professionally marketed. However, you endure a longer timeline (45–60 days), pay 5–6% in agent commissions, and invest in minor repairs or staging to maximize appeal. This route suits homeowners who prioritize net sale price over speed.

  2. Hybrid Models (Listing Then Cash-Buy Option):
    Certain brokerages now offer “List-Then-Sell” programs: they market your home on MLS for a set period (e.g., 10–14 days). If no suitable offer arises, a partner cash buyer steps in with a guaranteed purchase. This hybrid model balances speed and market-price potential, minimizing risk of extended time on market.

  3. Auction Sales:
    For properties in need of extensive repairs or those with unique characteristics, auctions—whether online or live—can generate competitive bidding. However, auction sales often require seller-paid fees (typically 8–10% of the sale price), and final sale prices can be unpredictable, especially if bidding interest is low.

  4. For Sale by Owner (FSBO):
    If you have marketing savvy and time to manage showings, FSBO allows you to avoid agent commissions altogether. You’ll need to handle pricing, staging, open houses, negotiations, and legal paperwork—tasks that can overwhelm sellers. FSBO suits homeowners comfortable with real estate transactions and who have flexible timelines.

  5. Lease Option or Owner Financing:
    In slower markets or for unique properties, offering a lease option—rent-to-own—can attract tenants who may purchase later. Alternatively, owner financing allows you to collect a down payment and monthly interest payments. While these approaches demand due diligence—credit checks, legal documentation—they can yield higher returns over time, though they carry long-term risk.

By comparing these alternatives—traditional listings, hybrid “list-then-sell,” auctions, FSBO, and lease options—you choose a strategy that aligns with your timeline, equity goals, and tolerance for risk.

Tips to Maximize Value When Selling to Buy Houses Companies

Even when prioritizing speed, you can enhance your net proceeds by employing strategic measures:

  1. Perform Cost-Effective Cosmetic Updates:
    Minor improvements—painting high-traffic walls, replacing broken door handles, power-washing exteriors—signal to cash buyers that the house is well-maintained. These updates can justify a higher offer, as buyers often raise their bids by 1–2% if the home appears cared-for.

  2. Provide Thorough Documentation:
    Gather maintenance records—HVAC servicing, roof replacement dates, recent appliance repairs—and share them with potential buyers. Demonstrating proactive upkeep reduces perceived risk and can raise offers by an estimated $5,000 to $10,000, depending on property age and condition.

  3. Time Your Sale for Peak Seasons:
    Although cash buyers operate year-round, traditional market cycles still influence property valuations. Selling in late spring or early summer—when buyer demand peaks—encourages cash buyers to submit stronger bids to compete with investor neighbors. Conversely, off-season sales (winter months) often yield lower offers due to reduced competition.

  4. Negotiate Inspection Terms:
    Request that the cash buyer performs a “walk-and-deduct” rather than a full structural inspection if your home’s condition is already well-documented. A streamlined inspection process lowers the risk of exorbitant repair deductions. If you have pre-existing inspection reports from licensed professionals, share them proactively to expedite closing.

  5. Leverage Multiple Offer Competition:
    Inform each buyer you’re soliciting bids that you’re entertaining other cash offers. This transparency can lead to a “bid-up” scenario where each buyer enhances their proposal to win your business. While not always guaranteed, this tactic often nets an extra 2–3% in offer price.

By implementing these tips—cosmetic touch-ups, documentation, strategic timing, limited inspection scopes, and competitive negotiations—you elevate the attractiveness of your property and optimize net proceeds when selling to buy houses companies.

Emerging Trends in Buy Houses Companies for 2025

As technology evolves and market dynamics shift, buy houses companies adapt to remain competitive. Key trends shaping the landscape in 2025 include:

  1. AI-Driven Valuation Models:
    Leading iBuyers and larger investor firms deploy advanced machine learning algorithms to analyze hundreds of data points—comparable sales, neighborhood trends, local school ratings, and even social media sentiment—to generate lightning-fast, precise offers. This reduces the margin of error and expedites decision-making for both buyer and seller.

  2. Blockchain and Smart Contracts:
    Some forward-thinking cash buyers are piloting blockchain-based transactions, where smart contracts automate fund releases upon verifying inspection milestones, title clearances, and seller signatures. This innovation promises near-instantaneous closings and enhanced transparency—potentially reducing escrow timelines from days to hours.

  3. Virtual Reality (VR) Inspections:
    In markets where in-person inspections pose logistical challenges, companies employ 360-degree VR walkthroughs—guiding sellers through a process to film every room while on a video call with an inspector. This hybrid approach accelerates inspection phases and broadens the investor pool, especially for homes in remote areas.

  4. Green and Sustainable Home Premiums:
    As environmental consciousness grows, buy houses companies may offer green premiums for properties featuring energy-efficient upgrades—solar panels, dual-pane windows, high-efficiency HVAC systems, and sustainable building materials. Sellers with “green-certified” homes could net offers 3–5% above non-sustainable peers, even with as-is transactions.

  5. Hybrid Sale Models (“Sell and Rent Back”):
    Some firms introduce “sell-then-lease-back” programs, allowing sellers to cash out equity while remaining in the home for a defined period (e.g., 6–12 months) as a tenant. This flexibility appeals to sellers needing liquidity but desiring immediate occupancy stability—especially in competitive rental markets.

By staying informed about these emerging trends—AI valuations, blockchain contracts, VR inspections, green premiums, and hybrid lease-back models—you identify which innovations might yield better offers or smoother transactions when partnering with buy houses companies in 2025.

Conclusion

Buy houses companies have evolved into a pivotal component of the modern real estate ecosystem—providing homeowners with expedited, as-is sale options and alternative pathways to liquidity. In 2025, these firms leverage technology—AI-driven valuations, virtual inspections, and blockchain-based closings—to streamline processes, enhance transparency, and deliver competitive cash offers. While working with buy houses companies presents benefits—speed, certainty, and upfront convenience—sellers must remain vigilant: compare multiple offers, scrutinize hidden fees, verify reputations, and anticipate tax implications to maximize net proceeds.

Moreover, local investors and national iBuyers each offer unique advantages: local investors bring hyperlocal market knowledge and personalized service, whereas iBuyers ensure rapid, standardized closings and broad geographic reach. By exploring both options and adopting best practices—cost-effective cosmetic updates, thorough documentation, strategic timing, and competitive negotiations—you position yourself to secure the highest net value while selling your house fast. Finally, consider alternatives—traditional agent-assisted listings, hybrid models, auctions, FSBO, or lease options—if buy houses companies do not perfectly align with your goals. Armed with this comprehensive guide, you now have the insights and tools to choose the best path forward, whether you seek the speed of a cash sale or the premium pricing of a traditional listing.

Frequently Asked Questions (FAQs)

1. How do buy houses companies calculate their cash offers?
Buy houses companies utilize a combination of comparative market analyses (CMA), automated valuation models (AVM), and property condition assessments. They gather data on recent sales of similar homes in your neighborhood, then factor in estimated repair costs—often determined through preliminary inspections or algorithmic projections. This net valuation reduces the offer relative to market value, ensuring the company can refurbish the property and still profit. Always request a breakdown of repair estimates to verify fairness.

2. Can I negotiate if I receive a cash offer from a buy houses company?
Yes. Although initial cash offers tend to reflect the investor’s bottom line, sellers can negotiate on several fronts:

  • Repair Deductions: Provide independent contractor quotes to challenge inflated estimates and potentially increase the final offer.

  • Closing Timeline: If you’re flexible, you may ask for a slight increase in price in exchange for a longer closing date, balancing buyer risk and seller urgency.

  • Fee Waivers: Negotiate the removal of convenience fees or request full coverage of closing costs to boost your net proceeds.
    Active negotiation—especially when you have competing bids—can result in a higher all-cash offer.

3. What should I look for in the contract when working with a buy houses company?
Key contractual elements include:

  • Inspection Clauses: Understand whether the offer is “subject to inspection” and what recourse you have if new issues arise post-inspection.

  • Fee Schedules: Confirm all convenience fees, administrative fees, and any seller responsibilities (e.g., outstanding liens or HOA dues) are clearly spelled out.

  • Closing Date Flexibility: Ensure the contract explicitly states your preferred closing timeline and potential penalties if the buyer fails to close on time.

  • Back-Out Clauses: Check if there’s a “seller default” fee—usually 1–2% of sale price—if you change your mind after signing. Seek clarity on conditions under which either party can terminate without penalty.

4. Are there tax implications when selling to a buy houses company?
Yes. Selling your home for cash can trigger capital gains taxes, especially if you haven’t met the 2-of-5-year primary residence exclusion. If you lived in the property for less than two years within the last five, you may owe taxes on accrued gains. Additionally, if your property was a rental or investment asset, depreciation recapture may apply. Consult a qualified tax professional before closing to estimate potential tax liabilities and plan accordingly. In some cases, timing your sale to meet residency requirements can result in significant tax savings.

5. How do I avoid scams and ensure I choose a legitimate buy houses company?
Follow these steps:

  1. Verify Licensing and Accreditation: Check local business licenses, state real estate commission registrations, and Better Business Bureau (BBB) ratings (aim for A or A+).

  2. Request Proof of Funds: Legitimate cash buyers provide bank statements or a letter from a financial institution confirming their ability to close without financing contingencies.

  3. Demand References: Ask for at least two seller references, ideally within your local market, and contact them to inquire about timelines and overall satisfaction.

  4. Read the Fine Print: Scrutinize contracts for hidden fees, unnecessary contingencies, and unrealistic closing deadlines that force rushed decisions.

  5. Trust Your Instincts: If a buyer pressures you to sign within 24 hours or refuses to share fee details in writing, consider walking away. By conducting thorough due diligence—vetting licensure, proof of funds, references, and contract terms—you minimize risk and choose a reputable buy houses company.