Welcome back, Sample Seller 👋
Here's where your sale stands. We'll update this as things move.
123 Example St, Wichita, KS 67203
3 bed · 1.5 bath · 1,240 sq ft
| Cash offer | $148,000 (sample) |
| Target closing | Nov 20, 2026 |
| Title company | Sample Title Co. |
| Your contact | Tony Javier · (316) 686-7355 |
Step 4 of 7: Under contract
🔄 Synced with our team board · last update today 2:10 PM (Trello sync, coming later)
Next up for you
✅ 9 of 24 checklist items done
💰 What would you really net?
Compare a traditional agent sale with selling to PHB.
Got another offer?
Upload it and our team will walk you through it.
Questions?
1 new reply from our team.
FAQ Videos
Short answers to what sellers ask us most.
AI Contract Review
Upload a contract or a competing offer. Our AI reads every clause, gives you an opinion and highlights language you should be aware of. Our team double-checks it.
PDF, photo, or Word doc · or
ℹ️ If you upload a Professional Home Buyers contract, we compare it against our standard agreement so standard terms aren't over-flagged.
🔒 By uploading, you agree that documents you upload are shared with Professional Home Buyers so our team can review them.
Your documents
| Document | Uploaded | Status |
|---|---|---|
| Offer from Other Buyer LLC.pdf | Oct 26 | AI review ready |
| PHB Purchase Agreement – 123 Example St.pdf | Oct 22 | Matches PHB standard agreement |
Offer from Other Buyer LLC – $153,000 cash
Overall opinion: The price is $5,000 higher, but this contract has several signs it may be a wholesale / assignment deal, where the buyer plans to sell the contract to someone else rather than buy your house. That often means delays, renegotiation, or the deal falling through.
⚠ Wholesaling / Assignment risk: HIGH
Buyer: Other Buyer LLC and/or assigns"And/or assigns" means the company can hand your contract to a different buyer you've never met.
Buyer may assign this Agreement without Seller's consent… any assignment fee shall be paid to Buyer at closing.They can sell your contract for a fee. The person who actually closes may not be who you agreed with.
Seller grants Buyer and its partners access to show and market the Property.Buyers who actually intend to buy rarely need to market your house to others. This usually means they're looking for an end buyer.
Buyer may terminate for any reason during the 30-day inspection period.A long, open-ended inspection period lets them walk away for free if they can't find someone to take the contract.
Other issues found
Subject to Buyer obtaining satisfactory financing.This says "cash," but the deal still depends on a loan, and "satisfactory" isn't defined. They can cancel if they don't get a loan.
Buyer may terminate upon written notice prior to closing.Only the buyer can cancel, and they can do it right up until closing. You can't.
Closing on or about Dec 15, 2026, or within 10 days after Buyer's title approval.The closing date can slide, and the buyer controls when it does.
Seller to pay all closing costs, including Buyer's title policy.That could be $2,000–$4,000 out of your proceeds, which cancels out much of the higher price.
Seller shall cure all title defects at Seller's expense prior to closing.This has no cap or time limit. If title finds an old lien, it's on you.
Property sold AS-IS.This works in your favor, but "as-is" doesn't help much when the buyer can still cancel during the 30-day inspection period.
Bottom line (sample): Ask for a non-assignable contract, $2,500+ earnest money held by title, a 7–10 day inspection period, no financing contingency, and the buyer paying their own closing costs. Then compare your real net with our offer.
General guidance from our team, not legal advice. You're welcome to have an attorney review any contract.
Ask a Question
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Selling Checklists
FOR SALE BY OWNER CHECKLIST
48 things you handle yourself, typically over 60–120+ days.
Price & prep
- Research recent comparable sales (comps) in your neighborhood
- Pick a list price (and plan for price reductions if it sits)
- Order a pre-listing home inspection
- Get bids and schedule contractors for repairs
- Complete repairs, touch-up paint and fix code issues
- Clean out the house: sort, sell, donate and haul away belongings
- Rent a dumpster or storage unit if needed
- Declutter every room, closet and the garage
- Deep clean the whole house (carpets, windows, appliances)
- Stage the house to sell (rent furniture or hire a stager)
- Mow, trim, mulch and improve curb appeal
Marketing
- Hire a photographer for professional photos (and drone/video)
- Write the listing description and gather property details
- List on Zillow, Facebook Marketplace, Craigslist and FSBO sites
- Buy and install a yard sign and lockbox
- Print flyers and run online ads
- Answer calls, texts and emails from buyers and agents, 7 days a week
- Decide whether to pay a buyer’s agent commission
Showings
- Schedule showings around your work and family
- Keep the house show-ready every day
- Host open houses (and secure valuables)
- Screen buyers before letting strangers inside
- Verify proof of funds or a lender pre-approval letter
- Collect feedback and adjust price or prep
Offer & contract
- Review and compare offers (price, terms, contingencies)
- Negotiate price, closing date and terms
- Hire a real estate attorney to write or review the purchase contract
- Complete the seller’s property disclosure
- Provide the lead-based paint disclosure if built before 1978
- Collect and hold earnest money with title/escrow
- Open title and escrow with a title company
Under contract
- Schedule buyer inspections and give access
- Negotiate inspection repair requests or credits
- Complete agreed repairs and keep receipts
- Schedule the appraiser and provide access
- Handle a low appraisal: renegotiate, or risk the deal falling apart
- Coordinate with the buyer’s lender and answer underwriting requests
- Order HOA documents and resale certificate, if applicable
- Request mortgage payoff statements and lien releases
- Clear title issues (old liens, judgments, missing heirs)
- Track contingency deadlines so the buyer doesn’t walk away
Closing & moving
- Schedule utility shut-off or transfer
- Pack and hire movers
- Schedule and attend the buyer’s final walkthrough
- Review the settlement statement and closing documents
- Bring ID, keys and remotes to closing
- Sign closing documents and confirm your proceeds wire
- Forward mail and cancel insurance after closing
Checklist If You Sell With PHB
That's it. We handle the rest.
- ✓Show us the house
- ✓Sign the contract
- ✓Schedule closing
- ✓Answer questions from the title company
- ✓Show up to closing
No repairs, no cleaning, no showings, no commissions. Close on your timeline.
Under-Contract Checklist
What we'll need from you between signing and closing. Tap to check items off.
Net-to-Seller Comparison
Type a sale price to see what you'd actually walk away with. Same price, same line items, side by side.
Traditional Sale with an Agent
| Sale price | |
| Sales commissions (6%) | |
| Closing costs paid to buyer (3%) | |
| Repairs | |
| Total you net |
Sell with PHB
| Sale price | |
| Sales commissions (6%) | |
| Closing costs paid to buyer (3%) | |
| Repairs | |
| Total you net |
Estimates only. Actual commissions, closing costs and repairs vary. Not a guarantee or an offer.
Meet the Team
The local Wichita team who will help you from first call to closing. Founded 2001.
Tony Javier
Tony has been an entrepreneur since he was able to start a lawn mower. He has always found ways to give the public a needed service. Today, he adds value to sellers by giving them the option to get their house sold in days and helps buyers with our Rent to Own a Home program. Let’s see what he comes up with next.
Tina Young
Tina is the Project Manager who supervises all aspects of the work done on the homes we renovate, which includes working daily with our service team and scheduling sub-contractors. She also oversees office operations and the homes we buy and sell. Tina has over 15 years of management experience under her belt.
Stuart Ortmann
“I truly enjoy working at Professional Home buyers. I couldn’t ask for a better team to work with. Our work environment is positive, creative and productive. It is very fulfilling to restore and upgrade distressed homes, making them a beautiful and beneficial part of the neighborhood.”
Ty Hardwell
“PHB has a positive organization culture which keeps me motivated an inspired and allows me to challenge myself to reach new career goals.”
Jackie Lekawa
“PHB is an awesome place to work. I get the opportunity to work with so many great people.”
Team View what PHB staff see
Sellers
| Seller / Property | Stage | Activity |
|---|---|---|
| Sample Seller 123 Example St | Under contract | 1 upload 1 question |
| Jane Sample 456 Demo Ave | Offer presented | 2 questions |
| Sample Estate (probate) 789 Placeholder Rd | Title & inspections | 3 uploads |
| John Example 1010 Mock Ln | Closing scheduled | — |
| Test Owner 22 Sample Ct | Inquiry received | — |
Notifications
- 2:12 PM Sample Seller uploaded "Offer from Other Buyer LLC.pdf"
- 1:40 PM Jane Sample asked: "Can I stay 2 weeks after closing?"
- 11:05 AM Sample Estate uploaded Letters of Administration
- 9:30 AM Jane Sample asked about closing costs
- Yesterday John Example finished checklist (24/24)
Alerts go by email/text to Tony + team. Stage changes will sync with Trello (later).