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The house needs work. We'll take it anyway.
Foundation, roof, fire, water, a kitchen from the Carter administration — we buy houses in whatever shape they're in. You don't fix anything, and there's no inspector coming back with a list.
- ✓No repairs, ever. Not before, not as a condition, not knocked off after an inspection.
- ✓No lender, no appraisal. The deals that fall apart on rough houses fall apart at the bank. There's no bank here.
- ✓We price the repairs honestly and show you the math instead of just handing you a low number.
- ✓Condemned, red-tagged, code violations? Bring it. We've dealt with the City of Tulsa before.
The two Tulsa repairs that scare buyers off
Foundations
A lot of Tulsa sits on expansive clay. It swells when it's wet and shrinks when it's not, and over a few decades that moves a slab. Cracked brick above the windows, doors that stick in August and swing fine in March, a hairline running across the living room floor — it's common here and most retail buyers run from it.
Pier work isn't cheap, and a lender may refuse to fund until it's done, which is exactly why these houses sit. We buy them with the cracks in them.
Roofs and hail
Tulsa is in hail country and roofs here take a beating. If you've got an old claim you never used, or a roof the insurer has already said they won't cover again, that stops a retail sale cold — the buyer can't get homeowner's insurance, so the lender won't close.
Worth knowing before you call anyone: if you have an open insurance claim on the roof or from water damage, tell us. Sometimes the cleanest path is to let the claim pay out and sell after, and sometimes it's simpler to sell as-is and assign the claim. Both are normal. What you don't want is to find out at closing that the claim complicates the title.
What else we take
- Fire damage — partial or a total loss. Even a shell has value.
- Water and mold — burst pipe, roof leak that ran for a year, a basement that's been wet since the 90s.
- Sewer and plumbing — cast iron and clay lines under older Tulsa houses fail, and a scope that comes back bad kills retail deals.
- Knob-and-tube or aluminum wiring, a panel nobody will insure, a furnace that's been condemned.
- Half-finished projects — the remodel that ran out of money. Very common, totally fine.
How we price a rough house
No mystery to it: we estimate what the place is worth fixed up, subtract what it'll cost us to get it there, subtract our margin and holding costs, and what's left is the offer. If you want, we'll walk you through those numbers line by line. Some sellers don't care and just want the figure — that's fine too.
“Jake is fantastic… super knowledgeable and made working with him very easy. Top notch professionalism.”
— Shelly Koehler, Google review (Local Guide)Straight answers
Should I fix anything first to get more?
Almost never worth it for a cash sale. You'd be spending a dollar to move our number by less than a dollar. Put the money in your pocket instead of the house.
Do you need to come inside?
We'd like to, but if it's unsafe we'll work from photos and the outside. We've bought houses we couldn't fully enter.
There are code violations / the city is involved.
Not a dealbreaker. Send us whatever notices you've received so we know what we're inheriting.
What if you find something worse after we agree?
We try hard not to renegotiate — it's the thing sellers hate most about our industry. If we missed something major we'll show you exactly what and why, and you're free to walk.
The house is vacant and it's been vandalized.
Common with rough houses. Still buyable. Tell us so it's in the number from the start.
Jake & Cole — we're two guys in Tulsa who buy houses, not a call center and not a franchise. If you call the number on this page, one of us picks up. If we're not the right fit for what you're dealing with, we'll say so.
Other situations we handle
Get a cash offer as-is
Takes 60 seconds. Offer within 24 hours. No obligation — ever.
Got it — we're on it.
Jake or Cole will reach out shortly. If you'd rather talk right now, call us directly.
📞 (918) 359-1295Send us the worst photos you've got
Seriously. The rougher it is, the more likely we're the right buyer for it.