Chicago bungalow
Brick, single-story, signature offset gable. Cook County's most common housing stock — and our most common buy.
Father–son Chicagoland teamOur cash offer is the number that hits your bank account.
No commission. No fees. No surprises at closing.
Mike's company, Ziffnet® LLC, is the cash buyer. Adam — Mike's son and a licensed Illinois real estate broker — runs the deal on the buying side, on a standard Illinois Realtor® purchase contract. Because we're the buyer (not your listing agent), there's no commission. And the number on your offer is the wire at closing — we don't whittle it down with repair credits or last-minute concessions.
- Standard realtor contract
- You pay no commission
- No repairs needed
- Pick your closing date
Get a no-pressure cash offer
Free, fast, and no obligation. Takes about a minute.
Secure·Father–son local team·Licensed IL realtor
Standard realtor contract
We use the same Illinois Realtor® purchase contract a traditional listing would use — not a vague, assignable investor agreement loaded with escape hatches.
No commission. No fees.
You don't pay a listing agent, a buyer's agent, or any closing costs on our side. The number we offer is the number you take home.
As-is, no repairs
Sell your house exactly as it sits. We buy houses with leaky roofs, foundation issues, hoarder situations — anything.
Close on your timeline
Need it fast? We move as quickly as title and lien research allow. Need three months to find your next place? That works too. You pick the date.
Built for Chicagoland housing stock
We buy the homes Chicagoland actually has.
Bungalows, two-flats, ranches, courtyards. Owner-occupied, vacant, tenanted, hoarder, burned, in foreclosure. If it's in Cook, DuPage, Lake, Will, or Kane County, we'll come look at it.
Two-flat
Stacked two-unit buildings throughout the city. We buy them owner-occupied or vacant, with or without tenants in place.
Suburban ranch
Mid-century single-story homes across DuPage, Lake, and Will. Outdated kitchens and old roofs don't scare us.
Courtyard or six-flat
Larger multi-units, usually with deferred maintenance. We're set up to handle the bigger ones too.
Why our paperwork is different
Cash buyer speed. Standard realtor contract.
Most "we buy houses" investors hand you a short, assignable contract loaded with escape hatches — they can wholesale your deal to a stranger, walk away on a vague inspection clause, or quietly slide your closing date. We don't operate that way.
Adam is a licensed Illinois real estate broker, so we write every deal on the same standard Illinois Realtor® purchase contract a traditional listing would use. You get the structure of a brokered sale — earnest money at title, defined contingencies, a firm closing date — without paying a commission. Ziffnet® LLC — Mike's company — is the cash buyer of record; Adam holds the license on Ziffnet®'s buying side. He is not the seller's agent and doesn't represent you in the deal — that's why you pay no fee.
The contract you sign
Standard IL Realtor® form
Non-assignable, Ziffnet® LLC named buyer
Earnest money held at title
Firm closing date you choose
Typical investor
DIY assignable contract
Open inspection escape clause
Loose closing window
How it works
Three steps. No surprises.
We've intentionally stripped this down. Most people who call us are dealing with enough already — the last thing you need is a complicated process.
- 01
Tell us about the property
Spend about a minute on the form, or call us — Mike or Adam will fill it out with you. We'll ask the basics: address, condition, and your timing.
- 02
We come see it in person
Mike, Adam, or one of our trusted contractors walks the property with you so we can land on a real number. We don't make sight-unseen offers over the phone — that's how the lowball-then-renegotiate outfits operate.
- 03
Cash offer, then close on your timeline
A couple of days after the walkthrough, we follow up with our cash number. If you accept, we write it up on the same standard Illinois Realtor® purchase contract a traditional listing would use, and close at a local title company on a date that works for you.
Every situation is different. We've probably seen yours.
We've worked with Chicagoland homeowners through nearly every kind of life event. Whatever's going on, we'll listen first and then tell you straight whether we're the right fit.
Facing foreclosure
Stop the auction clock. We can close before your sale date and protect what's left of your equity.
Inherited a house
Out-of-state probate, an estate full of stuff, siblings who can't agree — we've handled it. We buy as-is.
Going through a divorce
Quick, clean sale at a fair price. We work with both parties and your attorneys to keep it simple.
Behind on payments
If your mortgage, taxes, or HOA dues are piling up, we can help you sell before it gets worse.
Vacant property
Empty houses lose value fast — utilities, insurance, vandalism, code violations. We'll close in days.
Tired of being a landlord
Bad tenants, costly repairs, late rent. Hand us the keys and walk away from it for good.
Relocating for work
Don't carry two mortgages. Get cash for your old house before you move into the new one.
Major repairs needed
Foundation, roof, mold, fire damage — we buy houses other buyers won't touch. No repairs from you.
Downsizing or upsizing
Skip the months of showings, contingencies, and inspection objections. Move on your own timeline.
What's different about our deal
Cash buyer speed. Realtor contract structure. Two people, both local.
$0
Commission to seller
Fast
Cash close on your timeline
Standard
IL Realtor® purchase contract
Father–son
Local Chicagoland team
FAQ
Questions we get all the time.
If yours isn't here, call us. We'd rather have a real conversation.
It's a two-person family operation. Mike is the investor; his company, Ziffnet® LLC, is the cash buyer of record on every deal. Adam — Mike's son — is a licensed Illinois real estate broker who runs comps and prepares the purchase contract on Ziffnet®'s behalf. When you call, you talk to one of us directly. No call center, no script.
No. Adam is licensed in Illinois, but on every Ziffnet® deal he represents Ziffnet® — the buyer — not you. He is not your listing agent and not your buyer's agent, owes no fiduciary duties to the seller, and cannot give you legal advice or represent you in the transaction. The benefit to you is structural: because Adam holds the license, we use the same standard Illinois Realtor® purchase contract a traditional listing would use, instead of a DIY investor form. You pay no listing commission, no buyer's-agent commission, and no fee to either of us.
No. We don't quote a number until we've seen the property in person. After your initial call, we set up a walkthrough — Mike, Adam, or one of our trusted contractors comes out to look at the home. A couple of days later, we follow up with a real cash number based on what we actually saw. It takes a little longer than a phone-quote outfit, but it's how we land on a number we can stand behind instead of a teaser we'd later renegotiate.
The same standard Illinois Realtor® purchase contract a traditional listing would use. It's non-assignable, names Ziffnet® LLC (Mike's company) as the buyer, holds earnest money at a local title company, and locks in the closing date you choose. It is not the four-page assignable investor agreement most cash buyers ask you to sign.
After our walkthrough, Adam pulls recent comparable sales on your block, factors in the condition we saw on the property, and subtracts estimated repair and holding costs. Then we add what we need to make a small profit. We'll walk you through the math line-by-line — most sellers appreciate seeing it.
No commissions and no closing fees from our side. The number we offer is the number that hits your bank account. The only standard exceptions are property taxes you owe and any liens on the title — those come out of the sale proceeds the same way they would in any sale.
Most closings land in the 14- to 30-day range, depending on how quickly title and lien research clears. We can occasionally move faster than that, but we don't promise a hard 7-day close — it's rarely realistic. If you need more time — say, you're waiting on your next house — just tell us. We'll close on the date you pick.
That's our specialty. We've bought houses with foundation problems, fire damage, roof failures, hoarder situations, and code violations. You don't clean, fix, or repair anything before we arrive. We bring our own contractors after closing.
We buy throughout Chicagoland — Cook, DuPage, Lake, Will, and Kane counties — in every neighborhood. We don't cherry-pick zip codes.
No. We give you the offer, explain how we got there, and answer questions about how Ziffnet® structures the deal. Then we leave you alone to think about it. Take the time you need — we don't do high-pressure sales calls.
Ready to start the conversation?
Takes about a minute. Mike or Adam will call you within one business day to set up a walkthrough. Once we've seen the home, we follow up with a real cash number on a standard Illinois Realtor® purchase contract. No commission. No surprises.