Notes.

• Is a hard money offer a cash offer?

  Yes, for everything that matters in a contract. It differs from true cash in 3 ways, and one of them is worth testing. What’s the same, what’s different, and the 5 questions to ask any buyer who says cash.

  For listing agents

• How a cash buyer arrives at a number on a fixer listing

  The 5 inputs, in full. Why the asking price isn’t one of them, why the number lands where it does, what makes it go up, and when listing on the open market is the better decision.

  For agents and sellers

• Selling a house as-is for cash in Nassau County: what actually happens

  6 steps from first call to closing. Why both sides use attorneys in New York, what deposit to expect and who should hold it, what title can delay, and what as-is should really mean.

  For homeowners

• Open permits and certificate of occupancy problems on Long Island

  What an open permit and a missing certificate of occupancy do to a sale, how they surface, what it takes to close one out, and the 3 options when the work cannot be legalised.

  For agents and sellers

• Cash offer vs listing with an agent, compared honestly

  Listing usually produces more money. The real arithmetic on both sides, the 5 situations where a cash sale genuinely wins, and 3 questions that settle which one you are in.

  For homeowners

• Selling an inherited house as an executor in New York

  Nothing can be signed until the Surrogate’s Court issues letters testamentary. What that step involves, what an empty house costs while it runs, and what to do in the meantime.

  For executors

• What “as-is” actually means in a New York contract

  It covers physical condition and nothing else. Not the inspection, not disclosure, not title, not open permits, and not the contents unless the contract says so.

  For agents and sellers

Have a property? Send the address and you’ll have a number in writing by the end of the next business day.