Finding and qualifying a real cash buyer

Where actual buyers are

Recorded cash purchases in your county over the last twelve months. Rehabs in progress on the streets you work. Local investor meetups. Hard money lenders, who know exactly who is closing. Agents who repeatedly represent investors.

Qualify before you send anything

Ask what they bought most recently and where. Ask their buy box: area, price band, bed/bath, scope of work they take on. Ask how they fund and how fast they close. Ask for proof of funds before you give an address.

A buyer who cannot answer those in one minute has not bought anything recently.

Send deals the way a buyer reads them

Address, ARV with comps attached, repair estimate with scope, your price, access details and closing date. No adjectives. If your numbers hold up twice, you become the person they answer first.

Protect the relationship both ways

Do not shop the same property to twenty people with different prices. Do not promise a closing date your title work cannot support. One blown commitment costs more than one fee.