Honest answers to
every question we hear.

The process has four steps: First, an initial conversation by phone, email, or form. Greg asks about your property and your situation, not just to qualify you, but to understand what you actually need. Second, a property walkthrough within 48 hours, with no pressure to decide anything. Third, a written cash offer that shows the math transparently. Fourth, if you accept, you choose the closing date and receive your funds at closing. No fees, no commissions, no surprises.

We can close in as little as 10 business days if you're facing a deadline, such as a foreclosure sale date, a relocation start date, or a probate court requirement. We can also close on a 30, 45, or 60-day timeline if you need time to arrange your next home. The closing date is your choice, not ours.

Yes, completely. You can walk away at any point before signing a purchase agreement with no fees, no penalties, and no pressure. We will never follow up aggressively or make you feel obligated to accept. The offer is an invitation, not a contract.

Yes. There is no call center, no acquisitions team, no junior associate who "works for" Greg. When you call or email Deforest Solutions, you reach Greg. He conducts the walkthrough, makes the offer, and coordinates the closing. Every conversation you have is with the person whose name is on the company.

None. No real estate commissions, no buyer's agent fees, no closing cost credits, no repair credits, no inspection deductions, no hidden fees. The number in our written offer is the amount you receive at closing.

We start with comparable sales in your specific neighborhood, what similar homes have recently sold for, typically within the past 3 to 6 months. We then subtract our estimated repair costs (what it will take to get the home to sellable condition) and our operating margin. We show you this math in the written offer. We're not trying to give you the lowest possible number; we're trying to find a fair number that works for both of us.

We show you the comparable sales we used and the repair costs we estimated. You're free to get a second opinion from a real estate agent or appraiser, we actively encourage it if you have any doubts. A cash offer from a direct buyer will typically be below a fully-renovated retail sale price; that difference is what covers repairs, carrying costs, and our margin. The trade-off is certainty, speed, and zero cost on your end.

Yes. Most homes we buy have a mortgage. At closing, your outstanding mortgage balance is paid off from the sale proceeds first, and you receive the remaining amount. Our title company handles the mortgage payoff, it's routine for them.

No. We buy houses as-is. You don't need to patch walls, replace appliances, fix the roof, mow the lawn, or remove a single item from the home. Foundation problems, water damage, fire damage, mold, code violations, we buy properties with all of these. We price accordingly and handle the repairs ourselves after closing.

No. Take what matters to you and leave the rest. Furniture, appliances, clothing, tools, vehicles in the driveway, years of accumulated belongings, leave whatever you don't want. We handle the cleanout after closing. This is especially helpful for inherited properties where sorting through a lifetime of belongings is overwhelming.

We buy single-family homes, duplexes, and small multi-family properties within our service area. Properties can be owner-occupied, tenant-occupied, vacant, or tied up in an estate. Condition is not a barrier.

In many cases, yes. If you need weeks or a couple of months after closing to find your next home, we can structure a post-closing occupancy arrangement as part of the purchase agreement. This is common for sellers who are relocating or settling estate matters. Talk to us about your timeline and we'll find something that works.

Yes. Selling before the foreclosure sale is typically the best outcome for a homeowner. It protects your credit far better than a completed foreclosure and may allow you to walk away with equity. We've helped many Cincinnati homeowners in this situation and can move quickly when timing is critical. Contact us as soon as possible; even if the foreclosure sale is weeks away, we may be able to help.

Yes. We work with heirs, estate administrators, and probate attorneys regularly. Ohio probate real estate sales require court approval, which adds time to the process, but an experienced local title company handles the procedural steps. We're patient with timelines and experienced with the complications that come with inherited properties.

Yes. Selling during a divorce is common, and a direct cash sale often simplifies the process significantly: no showings while tensions are high, a faster closing, no contingencies that could delay dividing assets, and a clear number both parties can work from. We handle this discreetly and work with both parties' attorneys when needed.

Tax liens get resolved at closing from the sale proceeds, they don't prevent a sale. If the total owed (mortgage + liens + taxes) is close to or exceeds the property value, we'll be honest with you about what the numbers look like. Even in difficult cases, we'll help you understand your options.

Yes. We buy tenant-occupied properties, including situations with non-paying tenants, month-to-month leases, and properties where eviction proceedings have started. Ohio tenant law applies to any sale, and we navigate that process ourselves after closing. You don't need to resolve the tenant situation before selling to us.

A wholesale buyer purchases homes directly from homeowners with no MLS listing and no traditional agent on either side. They pay cash, close quickly, and take on the cost and risk of repairs after closing. The seller pays no commissions and no repair costs. The trade-off is a purchase price typically below a fully renovated retail sale price, because the buyer is pricing in repair costs and resale time. For homeowners who are time-pressured or dealing with a property in difficult condition, this trade-off often makes real financial sense.

Cash offers are typically 70–85% of a home's after-repair value (ARV), meaning what it would sell for fully renovated. The gap covers repair costs, carrying costs, and margin. What sellers often find is that after subtracting repair costs, agent commissions (5–6%), staging, and the uncertainty of a traditional sale, the net proceeds are closer to the cash offer than the top-line numbers suggest. Greg shows you the full math so you can compare both paths honestly.

You have two main options: sell FSBO (for sale by owner) on your own, or sell directly to a cash buyer like Deforest Solutions. FSBO requires handling pricing, marketing, showings, negotiations, and all paperwork yourself. A direct cash sale removes all of that. You call, we visit, you get a written offer, and we close through a local title company. No agent required on your end and no commission to pay.

Yes. Deforest Solutions buys Cincinnati homes as-is, in any condition. No repairs, no cleaning, no removing belongings required. Foundation problems, roof damage, fire or water damage, code violations, mold. We buy properties with all of these. We price based on current condition and handle all repairs after closing.

Selling directly to a cash buyer is the fastest path. With Deforest Solutions, you can close in as little as 10 business days from your first call. There are no MLS listings, no showings, no financing contingencies, and no waiting for a buyer's mortgage to clear. A traditional listing typically takes 30 to 90 days from listing to closing, often longer for distressed properties.

Your outstanding mortgage balance is paid off at closing directly from the sale proceeds, before you receive anything. The title company coordinates the payoff with your lender. You receive whatever remains after the mortgage and any liens are cleared. You don't need to pay off the mortgage before selling; it's handled automatically at closing.

In Ohio, you can stop a foreclosure by selling your home before the sheriff's sale completes. Once a cash purchase agreement is signed, the sale proceeds pay off the mortgage and any liens at closing, stopping the foreclosure. Speed is critical: the earlier you act, the more options you have. Contact us as soon as possible, even if the sale date is weeks away.

It depends on your situation. For a move-in-ready home with time on your side, a traditional listing often nets more. For a home needing significant repairs, or when facing foreclosure, probate, divorce, or problem tenants, a cash sale can be the better financial outcome once you factor in repair costs, commissions, carrying costs, and fall-through risk. Greg Carpenter, a licensed agent with 28 years of experience, can show you both scenarios with real numbers so you can decide what's right for you.

Deforest Solutions is a local business based in Cincinnati, Ohio, founded and operated by Greg Carpenter. You will always deal with Greg directly. There is no call center, no outsourced team, and no high-pressure sales process.

We primarily serve Cincinnati and Greater Cincinnati, including Hamilton County, Butler County, Warren County, and Clermont County. This covers neighborhoods throughout the city and surrounding communities. If you're unsure whether your property is in our area, call us at (513) 368-3755. We'll give you a straight answer.

We'll tell you. If we genuinely believe a traditional listing, a loan modification, a probate attorney, or another path would serve you better, we say so, even if it costs us a transaction. Our goal is to help you make the best decision for your situation. That is not marketing language; it's how we've earned every referral we've ever received.