The properties for sale on this website are available on a “first come – first served” basis.  That means the first party to make an offer conforming to our requirements will be able to enter into a contract with us for the purchase of the property at the offered price.   It is not our intent to use anyone’s offer to leverage it against another person for a better price.  It is our intent to offer properties for sale at below market prices to the first party that meets our terms.   This allows us to turn our funds faster and purchase additional properties.

All of our properties are sold “as-is” and without any warranties or representations unless otherwise agreed to in writing and signed by us as the Seller.  Because our properties are usually acquired in distress situations, many times we have not even had an opportunity to inspect a property before it is purchased and offered for resale on this site.  Additionally, we usually have no knowledge of the actual condition of the properties, so it is necessary for you, as the Buyer, to conduct all the necessary due diligence and inspections you may deem appropriate in order to determine whether the property is in a condition that meets your needs.  We make no warranties or guarantees with respect to any aspect of any property including, but not limited to: use, lot size, physical characteristics or size, room counts, any structures on the property, nor any representation or warranty as to the operating condition of any component or appliance on the property.

All of our prices listed on this site are “net to the Seller”.  This means that the price listed with each property is the amount we are required to receive at the closing of any transaction except for the usual and ordinary pro rations.  If you desire title insurance, warranties or specific improvements to the property, these will need to be arranged for at your own expense prior to closing.  Any variation from these terms must be in writing in the contract.

All contracts must contain the following standard terms: (1) All purchasers must provide to the Seller proof of funds or a qualified loan commitment for the purchase of the property within three days of the execution of the contract; (2) All due diligence and inspections that the Buyer deems necessary must be completed no later than seven days after execution of the contract; (3) Ten days after contract execution, all earnest money received from the Buyer for the transaction becomes nonrefundable to the Seller; (4) All closings must occur within 21 days after execution of the contract; (5) If a contract fails to close within 21 days, the closing date may be extended upon agreement of the parties and a per diem charge for each day beyond 21 days.  Unless otherwise specified, the use of the word “days” shall mean “calendar” days not “business” days wherever the word appears in the contract.

All offers may be made by submitting to us via e-mail, fax, direct mail or personal delivery on the form provided on this website on the “Make an Offer” page. Alternatively, we will accept offers on the Idaho Association of Realtors RE21 form. All of our required addendums will be added to the RE21 form. Offers submitted on any other contract or form may be rejected or result in a delay in their consideration if they fail to conform to the requirements of this website. Only after the seller accepts an offer and the earnest money is paid and received, will an offer be considered binding.