Sell your Chicago house for cash — on a standard realtor contract, with no commission.

Mike's company, Ziffnet® LLC, is the cash buyer. Adam — his son and a licensed Illinois real estate broker on Ziffnet®'s buying side — prepares each deal on the same standard Illinois Realtor® purchase contract a traditional listing would use. You pay no commission, because Adam represents Ziffnet®, not you.

  • We come see the home in person before quoting a number
  • Standard IL Realtor® purchase contract — not an investor wholesale form
  • Close at a Chicago-area title company you trust
  • No repairs, no cleaning, no commissions

Get a Chicago cash offer

No obligation. No fees. About a minute.

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.

We buy houses in every Chicago neighborhood.

North Side, South Side, West Side — every zip code. We don't cherry-pick neighborhoods.

Lincoln ParkWicker ParkLogan SquarePilsenBridgeportHyde ParkRogers ParkEdgewaterAlbany ParkBeverlyAustinEnglewoodSouth ShoreChathamAuburn Gresham

…and the suburbs.

EvanstonOak ParkBerwynCiceroSkokieNapervilleAuroraJolietSchaumburgArlington HeightsTinley ParkOrland ParkDes PlainesMount ProspectWheatonElgin

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.
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