Hi, I’m Darren Brown, Investor, California realtor, Broker and owner of DarrenBuysHomesCash.com. Today I want to discuss red flags in contracts from cash home buyers. As a veteran with over 30 years of experience specializing in challenging properties like squatter homes and tenant-occupied rentals, I encounter fake cash buyers regularly. Many sellers want to avoid realtor fees but hesitate to work with cash buyers due to scam concerns—and rightfully so. Approximately 30% of cash buyers right here in Sacramento send out questionable contracts. It’s happened to me multiple times already in 2025. Let me share five critical red flags to protect yourself from scams and make informed decisions. Ready? First—unrealistically high prices that seem too good to be true. These simply lock you into a contract while giving buyers room to drastically reduce their offer during due diligence. Second—closing dates beyond 14 days. As a legitimate cash buyer who handles difficult properties daily, there’s no reason we can’t close within two weeks. In California, the only requirement is a preliminary title report, typically available within 7 days. Third—excessive contingencies requiring numerous inspections. When I purchase tenant-occupied or cluttered homes, my initial visit is my inspection. I spend 15-20 minutes evaluating the property and know immediately what renovations will cost. Fourth—outdated proof of funds. Legitimate buyers like myself provide current proof (within 3 days) showing ability to purchase. Fifth—ghost buyers whose identities can’t be verified online or through the Secretary of State website. These five red flags will help you identify fake buyers. As an A+ BBB-rated, veteran-owned business specializing in challenging situations like tenant-occupied properties, hoarder homes, and probate sales, I pride myself on honest, straightforward transactions. If you’re looking to save money by selling without a realtor, call me or visit my site. I hope this information helps. I look forward to working with you in Sacramento, Florin, South Sacramento, Oak Park, Del Paso Heights, and surrounding areas. Reach me at (916) 300-7962 or visit www.darrenbuyshomescash.com. Thank you! WE SPECIALIZE IN BUYING SQUATTER, HOARDER, TENANT OCCUPIED, FIXERS, MOBILE HOMES AND HOMEOWNERS EXPERIENCING DISTRESS & STRESS. PRIMARY AREAS ARE: SACRAMENTO, S. SAC, OAK PARK, FLORIN AREA, DEL PASO HTS, NORTH HIGHLANDS, CARMICHAEL, CITRUS HEIGHTS AND ORANGEVALE. www.DarrenBuysSacramentoHomes.com.
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