Off-market properties,closed fast.

Yes. If you bring the deal as the listing agent, we pay your listing-side commission at closing through the title company. If you also represent us as the buyer's agent (double-ending), we pay the buyer-side too — we don't bring our own buyer's agent to the deal.

7 to 14 days from accepted offer in most cases — limited by how fast the local title company can clear title. If your seller needs longer to relocate or sort out the property, we can extend the timeline. We don't push for fast close when the seller doesn't want it.

Single-family, duplexes, and small multi-family across the entire Kansas City metro on both sides of the state line. Flip projects, rehabs, distressed properties, hoarder houses, fire/water damage, deferred maintenance, vacant or occupied. Price range from sub-$50k tear-downs up to $500k+ on the right deal. If you're not sure if a deal fits, send it — we underwrite anything you bring.

It varies with condition, but the math we run is: ARV minus rehab minus our holding and disposition costs minus a fair margin. On a heavy-rehab flip, that typically lands somewhere in the 65-75% of ARV range. On lighter cosmetic deals it can be 80%+. We're transparent about how we get to the number and will show our work.

We're the actual buyer. Heartland Acquisitions purchases with our own funds, then renovates and either rents or resells. We don't assign contracts to a third party, we don't bring an unknown end-buyer to closing, and we don't ghost when the numbers don't work — we tell you up front.

No financing contingency (we're cash). No inspection contingency on most deals — we underwrite condition based on photos, your description, and one walkthrough. If something is materially different at walkthrough than described, we'll talk to you about it directly rather than burning days re-negotiating through paperwork.

It almost never happens because we don't sign contracts on deals we haven't already underwritten. If something extraordinary surfaces (undisclosed title issue, structural surprise that materially changes the rehab), we'll talk to you the same day, propose a number that still works, or release the earnest money cleanly. No ghosting, no surprise re-trades the week of closing.

Yes. We regularly buy with tenants in place and can honor existing leases or work with the seller on a transition plan. We never ask the seller to handle eviction or move-out before closing.

Phone and text, mostly. We give you a direct number — not a 1-800 line — and you can text us photos, condition notes, and counter-offers anytime. Email works if that's your preference. Our title company is a local KC operation we close 20+ deals a year with, so handoffs to title are clean.

Entire Kansas City metro on both sides of the state line. Jackson, Clay, Cass, and Platte counties on the MO side; Wyandotte, Johnson, and Leavenworth counties on the KS side. If you have a deal just outside the metro, send it anyway — we'll tell you straight if it's outside our footprint.