The Wholesaler Playbook: How Cash Offer Companies Target Probate Executors in Austin
Within 72 hours of your probate filing becoming public record in Travis, Williamson, Hays, or Bexar County, your phone will start ringing.
"We're investors in your area and we'd like to make a cash offer on the estate property..."
It's not a coincidence. It's not even personal. You've just become part of a systematic, highly efficient machine designed to acquire inherited properties at 30-40% below market value through off-market transactions.
Here's what "off-market" means: These buyers want you to accept their private offer without ever exposing your Austin property to the full market of competing buyers. No MLS listing. No professional marketing. No competitive bidding. Just one offer, made directly to you, with pressure to accept quickly.
Why this matters: When only one buyer makes an offer on your Round Rock, Georgetown, or Cedar Park property - instead of 5-10 buyers competing - you lose the single biggest factor that drives up prices: market competition.
I'm Jeremy Kritt, and I've specialized in probate real estate across Central Texas for nearly a decade. I've watched hundreds of executors navigate these off-market cash offer systems in Austin, Round Rock, Georgetown, Cedar Park, Buda, Kyle, and San Antonio, and I've seen the patterns repeat with remarkable consistency.
This article isn't about demonizing wholesalers - they're running a legitimate business. This is about helping you understand exactly how the off-market cash offer system works, so you can make an informed decision about whether accepting a private offer without market exposure is right for your situation.
Let me show you the playbook they're using, so you recognize it when it's being used on you.
🔑 Key Takeaways
Probate executors in Travis, Williamson, Hays, and Bexar counties receive an average of 8-12 off-market cash offer contacts within the first month
Off-market cash offers eliminate market competition - the #1 factor that drives up prices
These private offers typically represent 60-75% of true as-is market value
Most wholesalers never buy your property - they assign the contract for $15,000-$30,000 profit
The "information asymmetry" (you not knowing actual as-is value) is their business model
Without competitive bidding from multiple buyers, you accept whatever one buyer decides to offer
The offer you sign is often NOT the offer you get - last-minute renegotiations are common
Wholesaler contracts typically lack the protections of standard TREC contracts
Professional as-is valuation reveals the real value gap before you sign anything
⚠️ CRITICAL WARNING: The Bait-and-Switch Problem
Before you sign any cash offer contract in Austin, understand this:
The $275,000 offer you sign today may become a $240,000 offer at closing. Here's the pattern executors across Travis County experience:
Week 1: Sign contract for $275,000
Week 3-4: "We found issues. We need to reduce to $240,000"
Your position: Lost 3-4 weeks. Other buyers moved on. Feel pressured to accept.
Why this happens:
Minimal earnest money ($500-$1,000) means they have no real commitment
Non-TREC contracts lack seller protections
End buyer for wholesaler may never materialize
Original offer was inflated to get your signature
The solution: Get professional representation and insist on standard TREC contract protections BEFORE signing.
Why "Off-Market" Costs You $40,000-$80,000+
Before we dive into the tactics, you need to understand the fundamental strategy that makes wholesale cash offers profitable for buyers and expensive for sellers:
The Power of Market Competition
In a normal real estate transaction:
Property is listed on MLS (Multiple Listing Service)
Hundreds or thousands of potential buyers see it
Multiple buyers tour the property
5-10 buyers submit offers
Buyers compete against each other
Competition drives the price UP to true market value
Example in Austin:
Property listed at $379,000
8 buyers interested
5 submit offers ranging from $365,000-$390,000
Seller chooses best offer: $390,000
Sold in 26 days
Net after 6% commission: $366,600
In an Off-Market Cash Offer Transaction
What happens instead:
Property is NEVER listed publicly
Only ONE buyer makes an offer
No other buyers even know it's available
Zero competition
You accept whatever that one buyer decides to offer
No competition means price stays LOW at whatever discount the buyer wants
Same Austin property, off-market:
Wholesaler offers $275,000
You have no other offers to compare it to
No competitive pressure pushing the price up
You accept $275,000
Net: $275,000
The difference: $91,600 less - and the only difference was market exposure.
This is THE Strategy
The entire off-market cash offer model depends on one thing: Getting you to accept their private offer WITHOUT exposing your property to competitive market forces.
They need you to:
Never list the property publicly
Never see what other buyers would pay
Never experience competitive bidding
Accept their single offer as "the market"
Sign quickly before you explore other options
Because they know: If you list your Austin, Round Rock, or Georgetown property properly and let buyers compete, their $275,000 offer loses to market competition every single time.
The Off-Market Pitch: How They Frame It
What they say:
"We'll make you a direct offer - no need to list"
"Avoid the hassle of showings and open houses"
"No need to deal with multiple buyers and negotiations"
"Quick, easy, private transaction"
What they mean:
"Please don't expose this to the market where we'd have to compete"
"Please don't let other buyers see what they'd pay"
"Please don't create a competitive bidding situation"
"Please accept our discounted offer without comparison"
What they're really saying: "Please sell to us at a 30% discount rather than letting market competition push the price to fair value."
Real Comparison: Off-Market vs. On-Market
Georgetown Property Example:
Off-Market (Wholesaler Approach):
Wholesaler offers: $295,000
Number of competing offers: 0
Market exposure: None
Buyers who never saw it: Thousands
Days to get offer: 3
Net to seller: $295,000
On-Market (Proper Listing):
Listed at: $395,000
Number of competing offers: 5
Market exposure: Full MLS, Zillow, Realtor.com
Potential buyers reached: 3,000+
Days to accepted offer: 18
Accepted offer: $398,000
Net after 6% commission: $374,120
Difference: $79,120 MORE from market exposure
Why the difference? Five buyers competing pushed the price up. The off-market offer had zero competition.
The Uncomfortable Truth for Wholesalers
Here's what wholesalers and off-market cash buyers don't want you to know:
If they had to compete with other buyers in an open market:
They'd have to raise their offers significantly
Their profit margins would shrink dramatically
Many deals wouldn't work at all for them
They'd lose most properties to higher offers
That's why they need the transaction to stay off-market.
Their business model REQUIRES avoiding market competition. The 30-40% discount they pay you is only possible because you're accepting one private offer instead of exposing the property to hundreds or thousands of potential buyers.
What "Market Exposure" Actually Means
When you list a property in Austin or Central Texas properly:
Platform exposure:
MLS (all agents see it)
Zillow (hundreds of thousands of monthly visitors)
Realtor.com
Trulia
Homes.com
Local real estate websites
Social media marketing
Email to buyer databases
Buyer reach:
2,000-5,000+ potential buyers see your listing
15-30 buyers tour the property
5-10 submit offers
Competition drives price to true market value
vs. Off-Market:
1 buyer knows about it
0 competition
Accept whatever they offer
The difference between reaching 1 buyer vs. 3,000 buyers is $40,000-$80,000+ to your estate.
Why They Pressure You to Decide Quickly
"This offer expires in 48 hours" "We need your decision by Friday" "We're looking at other properties this week"
Translation: "Please decide before you realize you could expose this to the market and get 25-40% more."
The time pressure exists to prevent you from:
Getting a professional market analysis
Understanding as-is market value
Realizing other buyers would pay more
Listing the property properly
Creating competitive bidding
Every day you wait is another day you might discover their off-market offer is deeply discounted.
Why "Off-Market" Costs You $40,000-$80,000+
The Data Mining Operation
Probate court filings are public record. Anyone can access them. And wholesalers do - systematically, daily, across every county in Central Texas.
Here's the exact timeline of what happens:
Day 1: Probate petition filed with Travis County Court (or Williamson, Hays, Bexar)
Day 2: Automated web scrapers pull:
Personal representative name and contact information
Decedent name
Property address (estate asset)
Date of filing
Case number
Type of probate (independent administration, dependent, etc.)
Day 3: Your information gets loaded into:
Wholesaler CRM systems (Customer Relationship Management software)
Skip tracing tools (to find your phone number, email, current address)
Automated marketing sequence platforms
Multiple wholesaler databases (your information often gets shared or sold)
Days 4-7: The contact campaign begins
You'll start receiving:
"Handwritten" letters (actually printed by machines to look handwritten)
Postcards with emotional imagery and "we buy houses" messaging
Text messages to your cell phone
Cold calls at various times of day
Emails to any discoverable email address
More letters with different messaging
More calls from different numbers
This isn't one company. It's dozens of wholesalers across Austin, Round Rock, San Antonio, and beyond. Your information is now on multiple lists being actively worked.
Why Probate Executors in Austin Are Prime Targets
Wholesalers focus specifically on probate properties in Travis County, Williamson County, Hays County, and Bexar County because the psychology is predictable and profitable:
You're likely:
Overwhelmed by the probate process (court hearings, paperwork, deadlines)
Grieving or emotionally exhausted from losing a loved one
Unfamiliar with real estate transactions, especially probate sales
Dealing with complex family dynamics and multiple heirs
Wanting this entire process to be over quickly
Grateful when someone offers to "handle everything" for you
Living out of state (making local coordination difficult)
You probably don't know:
What the Austin/Central Texas property is actually worth in its current condition
That there's a massive market for dated houses needing work in Round Rock, Georgetown, Cedar Park
That cash offers are typically 60-75% of true as-is value
That advertised "7-day closes" usually take 30-45 days anyway
That you could net $40,000-$80,000 more without making any repairs
That buyers in Buda, Kyle, and San Antonio actively want properties in exactly this condition
This information asymmetry - you not knowing what your property is actually worth - is the entire business model.
The wider the gap between what you think the property is worth and what it actually is, the more profit they make.
📊 By The Numbers: Austin Probate Cash Offers
Average cash offer: 68% of as-is market value
Average executor receives: 8-12 contact attempts in first 30 days
Contracts renegotiated downward: 35-45% of wholesale deals
Average reduction in renegotiation: $20,000-$35,000 from original offer
Deals that fall through completely: 15-25% (end buyer never materializes)
Typical wholesaler profit: $15,000-$30,000 per contract assignment
Typical flipper profit: $60,000-$150,000 after renovation
What executor loses: $40,000-$80,000+ compared to as-is market sale
Timeline difference: 15-25 days (not the "months" they claim)
Based on analysis of 200+ Travis, Williamson, Hays, and Bexar County probate transactions 2020-2025
The Systematic Contact Approach
Let me show you the actual sequence most executors experience across Austin, Round Rock, Georgetown, Cedar Park, Buda, Kyle, and San Antonio:
Wave 1: The Soft Touch (Days 1-14)
What you receive:
"Handwritten" letter on aged, textured paper expressing condolences
Message: "We're local investors who specialize in helping families during difficult times"
Tone: "No pressure, just here if you need us"
Always includes personal phone number (creates false sense of one-on-one relationship)
Often mentions specific Austin neighborhoods or Travis County areas
The psychology: Positioning as a helpful resource, not a salesperson. Building familiarity and trust for later. Creating the impression of a caring local individual rather than a systematic business operation.
What they're really doing: Planting seeds. Getting their name/brand in front of you early so when you do decide to sell, they seem familiar and trustworthy.
Wave 2: The Direct Offer (Days 7-21)
What you receive:
Postcards with family photos, "We Buy Houses" messaging
Text message: "Hi [Your Name], do you still own the property at [123 Main St, Austin]? We'd like to make a cash offer"
Voicemail: "We can close in 7 days, as-is condition, no hassle"
Email with subject line: "Cash offer for your Cedar Park property"
The psychology: Creating urgency. Emphasizing ease and speed. Implying this is the only realistic option for a house needing work.
What they're really doing: Transitioning from "helpful resource" to "active buyer" while maintaining the pressure-free facade. The "7 days" claim is designed to contrast with perceived lengthy traditional sales.
Wave 3: The Follow-Up Pressure (Days 14-45)
What you receive:
"Just following up on our previous outreach about the Round Rock property"
"We have another property in your Williamson County area closing this week"
"Our offer expires soon - we're finalizing our purchase list"
"We're making final decisions on which Austin properties to buy"
"Interest rates are changing - this affects our offer amount"
The psychology: FOMO (fear of missing out). Artificial scarcity. Time pressure. Creating the impression that this opportunity is slipping away.
What they're really doing: Applying gentle pressure through manufactured urgency. These "deadlines" are typically fake - they'll still make an offer weeks or months later.
Wave 4: The Persistence (Ongoing)
If you don't respond, expect:
Monthly postcards indefinitely
Periodic calls and texts every 2-4 weeks
"Just checking in" messages
New offers months later if you still own the San Antonio property
Different people from the same company reaching out
The same person calling from different numbers
Some executors in Austin report receiving contact for 12+ months after the initial probate filing.
The strategy: Stay top-of-mind. Eventually, you'll decide to sell, and they're betting you'll call whoever has been most persistent.
The Psychological Tactics Explained
Let's break down the specific language and tactics used to acquire Austin and Central Texas probate properties below market value:
Tactic #1: "No Repairs Needed" / "As-Is, Any Condition" / "Private Off-Market Sale"
What they say: "We'll buy your Austin house exactly as it sits. No repairs, no cleaning, no updates needed. We handle everything. This is a private, off-market transaction - no need to list publicly."
What they imply: Regular buyers in Round Rock, Georgetown, or Cedar Park won't purchase houses needing work. You have to either fix everything first, go through the hassle of listing publicly, or accept our off-market discount.
The reality: Thousands of buyers across Travis County, Williamson County, Hays County, and Bexar County actively WANT houses that need work:
First-time homebuyers seeking sweat equity in good Austin locations
Small investors looking for value-add opportunities
Families willing to buy in Round Rock or Cedar Park and update over time
Contractors who can do renovation work themselves
When properly priced and marketed with full market exposure, dated houses in Austin, Buda, Kyle, and San Antonio sell quickly to competitive buyers.
The truth they don't tell you: Yes, they'll buy as-is with no repairs. But so will dozens of other buyers in the Central Texas market - and those buyers will pay 25-40% more when they have to compete against each other in an open market instead of making you a private, off-market offer with zero competition.
Tactic #2: "Close in 7 Days" / "Fast Cash Close"
What they say: "We can close in just one week. Cash in hand by next Friday. No waiting for financing."
What they imply: Listing your Georgetown or Cedar Park property will take months. You'll be dealing with this probate forever. Only cash buyers can close quickly.
The reality in Austin market:
Their advertised "7-day close" is rarely actually 7 days (title work alone takes 10-14 days in Travis County)
Most cash transactions close in 21-30 days
Properly priced as-is listings in Austin, Round Rock, and surrounding areas close in 30-45 days
Timeline difference: 15-20 days for $40,000-$80,000 more to your estate
The truth they don't tell you: The speed difference between their cash offer and a proper as-is market sale in Central Texas is 2-3 weeks, not 2-3 months. Is 18 extra days worth $55,000 to your estate and heirs?
Tactic #3: "Avoid Realtor Commissions"
What they say: "If you list with an agent in Austin, you'll pay 6% commission. That's $24,000 on a $400,000 house! Keep that money in your pocket."
What they imply: Commission is wasted money. You're smarter to avoid it. Direct sale to us saves you money.
The reality - Let's do actual Travis County math:
Scenario: House worth $380,000 as-is in Austin
Cash offer path:
Cash offer: $275,000 (72% of actual value)
Commission paid: $0
Net to your estate: $275,000
Listed as-is path:
Sale price: $378,000
6% commission: -$22,680
Net to your estate: $355,320
Difference: $80,320 MORE even after paying full commission
The truth they don't tell you: You're not saving 6% by avoiding commission. You're losing 28% of your Austin property's value by accepting their offer. The commission argument is misdirection from the real value loss.
Tactic #4: "Cash Certainty" / "No Risk of Deal Falling Through"
What they say: "With us, the deal is guaranteed. Cash, no financing contingencies, certain close. No buyer backing out at the last minute."
What they imply: Listed properties in Round Rock or Georgetown often fall through. Financing fails. Buyers back out. It's risky and uncertain with traditional sales.
The reality in Central Texas market:
Properly priced as-is properties in Austin, Williamson County, and Hays County rarely have deals fall through
Multiple offers create backup buyer security
Many as-is buyers in the Austin area pay cash anyway (investors, contractors, strong buyers)
Professional probate specialists mitigate risk throughout the process
The truth they don't tell you: They want you afraid of the process so you accept their discounted offer for false "certainty." But the real certainty is leaving $50,000+ on the table in the Austin market.
Tactic #5: "We're Local Investors" / "We're a Family Business"
What they say: "We're a small, local, family-owned Austin company that helps families in difficult situations. We're your neighbors."
What they imply: We're like you. We care about you personally. We're trustworthy local neighbors who understand the Austin community. We're not some big corporation.
The reality:
Most are part of larger wholesale operations with multiple territories
Many immediately flip the contract to out-of-state investors
The "local family business" framing is pure positioning and marketing
They use the same playbook in San Antonio, Houston, Dallas, nationwide
The truth they don't tell you: Whether they're local to Austin or not doesn't change the fact that they're offering 65-75% of your property's actual value. Geography doesn't make a bad deal good. A 30% discount is a 30% discount regardless of zip code.
Tactic #6: "We Know the Austin Market"
What they say: "We've been buying properties in Travis County for 15 years. We know exactly what houses in this Cedar Park neighborhood are worth."
What they imply: Our offer is accurate and fair because we're experts in the local Austin market.
The reality: Yes, they know the market. They know:
What your property is actually worth as-is: $380,000
What they need to offer to make their profit: $275,000
Exactly how much you're leaving on the table: $105,000
The truth they don't tell you: Their "market knowledge" is used to maximize their profit, not to give you a fair offer. They know the Austin market value precisely - that's how they know they can offer 70% and still seem reasonable to you.
⚠️ Warning Signs: Red Flags in Cash Offer Communications
Immediate red flags when reviewing cash offers in Austin:
Pressure tactics - "Offer expires tomorrow" or "We're making final decisions this week"
No property visit - They make an offer without ever seeing inside your Round Rock or Georgetown property
Won't explain calculations - They can't or won't tell you how they arrived at the offer price
Vague about buying entity - You can't find clear information about who's actually buying
Assignment clause - Contract says "and/or assigns" (they plan to flip the contract)
Won't provide proof of funds immediately - Real cash buyers provide this within hours
Emphasis on commission savings - They focus on the 6% you'll save while taking 30% of value
Claims about Austin market timelines - "It'll take 6-12 months to sell" (not true for fairly priced properties)
If you see 3+ of these red flags, you're dealing with a wholesaler using predatory tactics.
What They're Actually Doing With Your Property
Here's what most executors in Austin, Round Rock, Georgetown, Cedar Park, Buda, Kyle, and San Antonio don't realize:
In most cases, they're not actually buying your house.
The Wholesale Contract Assignment Model in Austin
This is how it really works in the Travis County and Central Texas market:
Step 1: Put Your Austin Property Under Contract
Offer you $275,000 for your property
Get you to sign a purchase contract
Contract typically has "and/or assigns" clause
They put down minimal earnest money ($500-$1,000)
Step 2: Immediately Market Your Contract
Within 24-48 hours, they:
Post your Austin property in investor Facebook groups
Email their buyer list of flippers and investors
Advertise on wholesale platforms
Create urgency: "Under contract, assignment deadline approaching"
Market it across Travis, Williamson, Hays counties
Step 3: Find an Actual Buyer
Find an investor/flipper willing to pay $290,000-$300,000
This is the person who will actually buy your Georgetown or Round Rock property
This buyer plans to renovate and flip for profit
Step 4: Assign the Contract
"Sell" the contract to the actual buyer for a $20,000-$30,000 assignment fee
They never buy the property themselves
They never take any real risk
They never invest any actual capital
They make $20,000-$30,000 with zero risk in 2-4 weeks
Step 5: Actual Investor Closes
The investor you never met closes on your Austin property
You think you sold to the original "local family business"
Reality: You sold to an out-of-state investor who paid the wholesaler $25,000 for your contract
Real Example: Austin Domain-Area Property
Your perspective:
Wholesaler "ABC Austin Homes" offered $275,000
They seemed nice, local, family-oriented
You accepted and signed the contract
Someone from "XYZ Properties LLC" showed up at closing
You figured it was their company
What actually happened:
ABC Austin Homes put your property under contract for $275,000
They immediately marketed it to their investor list
Flipper bought the contract for $295,000 (paid ABC $20,000 profit)
Flipper invested $45,000 in renovations
Flipper sold renovated Austin property for $485,000
Flipper made $145,000 profit
Total profit extracted from your estate: $165,000+
What you could have netted by listing as-is with a probate specialist: $357,000 (after 6% commission)
What you actually netted: $275,000
Money left on table: $82,000
That $82,000 didn't disappear. It went into two other people's pockets because you accepted one offer instead of exposing your Austin property to competitive market forces.
The Bait-and-Switch: When Cash Offers Change at the Last Minute {#the-bait-and-switch}
Here's something most executors in Austin and Central Texas don't discover until it's too late: the cash offer you signed isn't always the cash offer you get.
The "Renegotiation" Tactic
What typically happens:
Week 1: Wholesaler offers $275,000
"This is our firm offer"
"We're ready to close quickly"
You sign the contract feeling relieved
Week 2-3: Property is under contract
You stop marketing the property
You tell other interested parties it's sold
You plan around the $275,000 proceeds
Week 4 (days before closing): The call comes
"Our inspector found issues we didn't see initially"
"The foundation is worse than we thought"
"We need to reduce our offer to $245,000"
"If you don't agree, we'll have to walk away"
Your position now:
You've lost 3-4 weeks of marketing time
Other potential buyers have moved on
You're facing starting the entire process over
You feel pressured to accept the reduced offer
What just happened: The original offer was intentionally inflated to get you to sign. They always planned to renegotiate down. They're betting you'll accept $245,000 rather than start over.
The "End Buyer Never Materializes" Problem
For wholesalers using contract assignment, another common issue:
The scenario:
Wholesaler puts your Round Rock property under contract for $275,000
They have 30-45 days to "close"
They spend that time trying to find an actual buyer/flipper
Week 3: Still no buyer willing to pay enough for them to profit
Week 4: Contract deadline approaching
Week 4.5: They either (a) walk away entirely, or (b) try to renegotiate down
You just lost a month while they tried to wholesale your contract. If they can't find a buyer at their target profit margin, the deal simply falls through.
The truth: Wholesalers often put multiple properties under contract simultaneously, knowing some won't close. They're not actually committed to buying - they're "trying" to assign the contract.
Real Example: Georgetown Property
An executor signed a cash offer contract for $285,000 on a Georgetown property.
Week 1-2: Under contract, executor feeling relieved
Week 3: Wholesaler: "We're finding some issues with the property. The HVAC needs replacement, foundation has concerns. We need to reduce to $255,000."
Executor's response: "But you saw the property. I disclosed everything. The contract says $285,000."
Wholesaler: "We can walk away if you prefer. The contract gives us an out for inspection issues. Your call."
What the executor didn't know:
The wholesaler couldn't find an end buyer willing to pay enough
The "issues" were always there - they were using inspection as leverage
The contract they signed gave the wholesaler massive escape clauses
A proper TREC contract would have protected the executor
Outcome: Executor felt forced to accept $255,000 rather than start over. Lost $30,000 from original "firm offer" plus lost a month of time.
Why This Happens So Often
1. Wholesaler has no real skin in the game
Earnest money is minimal ($500-$1,000)
They're not actually buying
Walking away costs them almost nothing
2. Executor is now in weak position
Time has passed
Other buyers have moved on
Starting over feels overwhelming
Sunk cost fallacy kicks in
3. Contract favors the buyer, not seller
Multiple escape clauses
Loose contingencies
Long inspection periods
Easy outs for the wholesaler
The TREC Contract Problem: Missing Critical Protections {#the-trec-contract-problem}
Here's another issue most Austin executors don't understand until it's too late: wholesalers and some cash buyers don't use the standard TREC (Texas Real Estate Commission) One to Four Family Residential Contract.
What is the TREC Contract?
The TREC One to Four Family Residential Contract (Resale) is the standard real estate purchase contract in Texas. It was created by the Texas Real Estate Commission with input from attorneys, real estate professionals, and consumer advocates.
Key features:
Balanced to protect both buyers and sellers
Clear timelines and deadlines
Specific contingency terms
Title company requirements
Earnest money protections
Financing terms clearly defined
Default and remedy provisions
Option period clearly stated with fees
It's the industry standard for a reason: decades of use have refined it to be fair to all parties.
What Wholesalers Use Instead
Many wholesalers and "we buy houses" companies in Austin, Round Rock, and San Antonio use their own contracts - often downloaded from wholesaling websites or created by attorneys working for buyers, not sellers.
Common problems with these contracts:
1. Vague or Missing Timelines
No clear closing date
Inspection period can drag on indefinitely
"Subject to partner approval" clauses with no timeline
"Extended due diligence" periods (60-90 days while they find a buyer)
2. Easy Exit Clauses for Buyer
"Subject to satisfactory inspection" (no definition of "satisfactory")
"Buyer may cancel for any reason" (defeats the purpose of a contract)
"Subject to partner/investor approval" (they can walk away anytime)
Minimal or no earnest money at risk
3. Assignment Language Everywhere
"Buyer and/or assigns" in multiple places
Explicit assignment rights
No requirement to notify seller of assignment
You don't know who's actually buying until closing (or if anyone is)
4. Missing Seller Protections
No requirement for proof of funds
Weak earnest money requirements
No title company requirements
Vague closing timeline
No penalties for buyer if they breach
5. Favorable Only to Buyer
All contingencies favor buyer
Seller has few or no remedies if buyer breaches
Default provisions heavily favor buyer
No liquidated damages if buyer walks away
Real Comparison: TREC vs. Wholesaler Contract
TREC Contract (standard in Austin):
Clear closing date (usually 30-45 days)
Option period: 7-10 days (buyer pays $100-500)
Earnest money: 1-3% of purchase price (held by title company)
Buyer must prove funds or pre-approval
Title company required
Seller can keep earnest money if buyer breaches
Specific default remedies for both parties
Typical Wholesaler Contract:
Vague closing date: "within 30-60 days" or "TBD"
Inspection period: 30-45 days with no fee
Earnest money: $500-$1,000 (often refundable for any reason)
No proof of funds required
No title company requirement
Seller gets nothing if buyer walks away
"Buyer may cancel for any reason" clause
The difference: The TREC contract protects you. The wholesaler contract protects them.
Why This Matters for Austin Probate Properties
Without proper contract protections, you're vulnerable to:
Last-minute renegotiations
"We found issues, need to reduce price by $30,000"
You have little recourse
Deals falling through after weeks under contract
Wholesaler couldn't find end buyer
You lost valuable marketing time
No compensation for your lost time
Pressure tactics
"Accept the lower price or we walk away"
Your earnest money is minimal, so they lose little
You lose weeks of time and opportunity
No accountability
If they breach, you have weak remedies
Getting earnest money is difficult
No damages for your lost time and opportunity
The Professional Representation Gap
Here's the critical issue: most executors signing wholesaler contracts have no professional representation.
When you work with a cash buyer directly:
You have no real estate agent representing your interests
You're reviewing contracts alone (or with a probate attorney who may not focus on real estate terms)
You don't understand the implications of missing TREC protections
You're making $275,000 decisions without expert guidance
When you work with a probate real estate specialist:
Agent reviews all contracts before you sign
Agent insists on TREC contract or explains risks
Agent negotiates terms to protect you
Agent identifies red flags immediately
Agent ensures proper earnest money, timelines, protections
You have professional representation throughout
Real Example: The Difference Representation Makes
Without representation (Direct to wholesaler):
Wholesaler offers $275,000
Uses their own contract
Vague 45-day closing timeline
$500 earnest money
"Subject to partner approval" clause
Week 4: "We need to reduce to $240,000"
Executor feels pressured, accepts
Net: $240,000
With probate specialist representation:
Wholesaler offers $275,000
Agent says: "We need standard TREC contract"
Wholesaler: "We don't use that contract"
Agent: "Then we'll need 3% earnest money, firm close date, proof of funds, and removal of assignment clause"
Wholesaler either (a) agrees to better terms, or (b) walks away
If (b), agent says: "Let's list properly and get you $360,000+"
Net: $355,000+ (after commission)
The representation made a $115,000+ difference.
What to Look For in Any Cash Offer Contract
If you're reviewing a cash offer contract for your Austin, Round Rock, Georgetown, Cedar Park, Buda, Kyle, or San Antonio probate property, ask these questions:
Critical contract questions:
"Is this the standard TREC One to Four Family Residential Contract?"
If NO, why not?
What protections am I losing?
"What is the exact, firm closing date?"
"Within 30 days" is not acceptable
"On or before [specific date]" is what you need
"How much earnest money, held by which title company?"
Should be 1-3% of purchase price
Should be held by reputable title company
Should be at risk if buyer breaches
"What are ALL the contingencies that let the buyer cancel?"
Each one is a potential escape route
Each one weakens your position
"Can you assign this contract? To whom?"
If yes, demand to know who the actual buyer will be
Consider requiring non-assignment clause
"What happens if you breach or fail to close?"
You should keep earnest money at minimum
Ideally, contract includes liquidated damages
"Do I have representation reviewing this contract?"
If not, you're at a massive disadvantage
Even if accepting cash offer, get professional review
The Solution: Professional Guidance
Even if you decide to accept a cash offer (which may make sense in rare cases), you should:
Have a probate real estate specialist review the contract
Cost: Usually free consultation
Value: Potentially $30,000-$80,000 in protected value
Insist on TREC contract or equivalent protections
Standard forms exist for a reason
Don't accept "we don't use that" without understanding what you're losing
Require substantial earnest money held by title company
If they're a serious buyer, they'll agree
If they won't, that tells you something
Get firm commitments, not vague timelines
Specific closing date
Clear contingency deadlines
Proof of funds required upfront
Understand your remedies if they breach
What do you get if they walk away?
What are your options if they try to renegotiate?
The best protection: Get professional as-is market analysis BEFORE signing anything with a wholesaler. Know what your Austin property is actually worth so you can evaluate whether the offer (and the contract terms) are fair.
The Bait-and-Switch: When Cash Offers Change at the Last Minute
Let me show you the typical profit structure in a wholesale deal using real Austin market numbers:
Breaking Down the Money Flow
Your Austin property's true as-is market value: $380,000 (What competitive buyers would pay for it in current condition)
Wholesaler's offer to you: $275,000 (What they convince you to accept)
Wholesaler assigns contract to flipper for: $295,000
Wholesaler's gross profit: $20,000
Wholesaler's capital investment: $500 (earnest money)
Wholesaler's risk: Minimal (out $500 if deal fails)
Wholesaler's time: 2-3 weeks
Wholesaler's ROI: 4,000% in 3 weeks
Flipper's transaction breakdown:
Purchase price (paid to you): $275,000
Assignment fee (paid to wholesaler): $20,000
Total acquisition cost: $295,000
Renovation/updates: $45,000
Holding costs (insurance, utilities, taxes): $5,000
Financing costs: $5,000
Total investment: $350,000
Sale price after updates: $485,000
Selling costs (6% commission): -$29,100
Flipper's net profit: $105,900
Total profit extracted from your estate: $125,900+
Where that money came from: Your deeply discounted $275,000 sale price
The Alternative: What You Could Have Done
Listed as-is with probate real estate specialist:
Sale price: $378,000
6% commission: -$22,680
Net to your estate: $355,320
Compared to cash offer path:
Cash offer net: $275,000
As-is listing net: $355,320
Difference: $80,320 more to your heirs
Who got your $80,320:
Wholesaler: $20,000
Flipper: $60,320 (their profit reduced by what you gained)
That money came directly from your estate value and went into others' pockets - not because your house was in bad shape, but because you accepted one offer instead of creating competitive bidding in the Austin market.
📊 Side-by-Side: Cash Offer vs. As-Is Market Sale in Austin
| Factor | Cash Offer Path | As-Is Market Sale |
|---|---|---|
| Initial Offer/List Price | $275,000 | $379,000 |
| Commission Paid | $0 | $22,740 (6%) |
| Repairs/Updates Made | $0 | $0 |
| Marketing Time | 2-3 weeks | 3-5 weeks |
| Closing Timeline | 21-30 days | 30-45 days |
| Net to Estate | $275,000 | $356,260 |
| Number of Buyers | 1 (no competition) | 5-10 (competitive) |
| Professional Representation | None | Yes |
| Market Exposure | Zero | Full Austin market |
| Timeline Difference | Baseline | +15-20 days |
| Value Difference | Baseline | +$81,260 |
*Based on typical Austin-area probate property
How to Recognize Contract Assignment
Look for these specific red flags in purchase contracts for Austin and Central Texas properties:
Red Flag #1: "And/Or Assigns" Language
In the contract it says: "Buyer: ABC Austin Homes LLC and/or assigns"
Translation: They're explicitly reserving the right to assign/sell this contract to someone else. They don't plan to be the actual buyer.
What to do: Ask directly: "Will you be the entity closing on this property, or will you assign this contract?"
Red Flag #2: Explicit Assignment Clause
Contract language: "Buyer reserves the right to assign this contract to any third party without seller approval."
Translation: They're telling you upfront they plan to flip the contract. You just might not understand what that means.
What this costs you: Whatever profit they make assigning the contract ($15,000-$30,000) comes from YOUR property's value. If they're making $25,000 flipping your contract, that's $25,000 less than a direct buyer would have paid.
Red Flag #3: Vague About Actual Buying Entity
What happens:
They won't clearly explain who will actually buy your Austin property
They're evasive about company structure
They mention "we work with investors" or "we have funding partners"
Different names appear on documents vs. who you've been talking to
Translation: They don't know yet who the actual buyer will be because they haven't found them yet. They're planning to find the buyer AFTER they get you under contract.
Red Flag #4: Won't Provide Proof of Funds Immediately
What happens:
You ask for proof they can actually buy your Georgetown or Cedar Park property
They delay, deflect, or provide vague "funding letters"
Real proof of funds doesn't come or comes days later
The proof shows different amounts or entities
Translation: Real cash buyers provide proof of funds within hours because they actually have the money. Wholesalers delay because they don't plan to buy - they plan to assign.
Red Flag #5: Low/Unusual Earnest Money Deposit
What happens:
They offer only $500-$1,000 earnest money on a $275,000 purchase
Normal earnest money is 1-3% ($2,750-$8,250)
Translation: They're minimizing their risk because they don't plan to actually close. If the deal falls through, they're only out $500.
Questions to Ask Before Signing Any Cash Offer
Before accepting any cash offer on your Austin, Round Rock, Georgetown, Cedar Park, Buda, Kyle, or San Antonio probate property, demand clear answers to these questions:
1. "Are you the actual buyer or will you assign this contract to someone else?"
Good answer: "We are the actual buyer. Our company will close on your property."
Bad answer (red flags):
"We work with a network of buyers"
"We may bring in a funding partner"
"We have flexibility in our buying structure"
Any deflection or unclear answer
Follow-up: "If you're the actual buyer, can you add a non-assignment clause to the contract?"
If they won't, they're planning to assign.
2. "Who exactly will sign at closing?"
Good answer: "ABC Austin Homes LLC - the same entity on this contract."
Bad answer (red flags):
"It might be our sister company"
"One of our entities - we'll let you know closer to closing"
"Whoever our funding is through"
Can't give you a clear, definitive answer
This tells you: If the answer isn't clear and certain, they're planning to assign.
3. "Can you provide proof of funds right now showing you can purchase this property?"
Good answer: Bank statement or letter showing funds available within 24 hours.
Bad answer (red flags):
"We'll get that to you in a few days"
"We don't typically provide that until closer to closing"
Provides a vague "funding letter" instead of actual proof of funds
Shows proof for different amount or from different entity
What this means: Real cash buyers have the money and prove it immediately. Wholesalers delay because they don't plan to buy.
4. "Is there an assignment clause in this contract?"
Good answer: "No, there's no assignment clause. We're buying directly."
Bad answer (red flags):
"It's standard contract language"
"It's just in case we need flexibility"
"We probably won't use it but it's there"
Won't remove it when you ask
Reality: If there's an assignment clause, assume they'll use it.
5. "How did you calculate this offer price for my Austin property?"
Good answer: Detailed explanation referencing actual comparable sales of similar-condition properties in your Travis County or Williamson County neighborhood.
Bad answer (red flags):
"Based on our experience in the Austin market"
"We have a formula we use"
"Given the condition, this is fair"
Can't or won't provide specific comps
What this tells you: They're using a percentage formula (typically 65-75% of value), not actual market analysis.
6. "What will you do with this property after you buy it?"
Good answer: Clear explanation - "We'll renovate it and either sell or hold as rental."
Bad answer (red flags):
"We're not sure yet"
"Maybe rent it, maybe sell it"
"Whatever makes sense"
Very vague or deflective
Translation: They don't know because they're not buying it - they're finding someone else who will.
7. "What's this property's as-is market value compared to your offer?"
Good answer: "As-is market value is approximately $380,000. Our offer is $275,000 because..."
Bad answer (red flags):
Won't answer directly
Claims there's no market for houses in this condition
Says as-is value equals their offer
Gets defensive when asked
This reveals: If they won't discuss as-is market value, they don't want you knowing the gap between their offer and actual value.
When Wholesalers Actually Provide Value
To be completely fair and balanced, there ARE legitimate situations where accepting a wholesale cash offer in Austin or Central Texas makes sense:
Legitimate Use Cases
1. Truly Distressed Properties
Condemnation with $100,000+ in mandatory repairs required by city of Austin, Round Rock, etc.
Severe code violations requiring immediate expensive remediation
Major structural damage making property unsafe or uninhabitable
Extreme hoarding requiring professional hazmat-level cleanup
Environmental issues (mold, asbestos, lead) requiring specialized remediation
When repair costs genuinely approach or exceed the as-is value differential
Example: Property condemned by Travis County with $150,000 in required repairs. As-is market value: $200,000. Cash offer: $180,000. The $20,000 difference may be worth it to avoid the hassle and uncertainty.
2. Extreme Time Pressure Situations
Estate in severe debt with foreclosure imminent on the Austin property
Creditors with legal claims requiring immediate payment
Court-ordered deadlines that genuinely can't be extended
Medical/health emergency requiring instant liquidity for care
Tax lien about to result in Travis County tax sale
Example: Estate owes $50,000 to creditors demanding payment. Taking time to list properly could result in liens or legal action. Quick sale may be necessary.
3. Properties in Extremely Remote or Undesirable Locations
Areas with genuinely very limited buyer pools
Properties that have sat unsold for 6+ months with professional marketing
Locations where as-is market genuinely is at wholesale levels
Rural properties far from Austin metro with minimal demand
Note: This is rare in Travis, Williamson, Hays, and Bexar counties. The Austin market is strong. But it can apply to properties in very remote areas.
4. Executor Circumstances Override Value
Executor severe health crisis making it impossible to manage process
Contentious heirs creating impossible decision-making environment
Complex legal situations where immediate resolution saves more than value gap
Mental health crisis where stress of proper sale genuinely threatens well-being
Example: Executor having serious health crisis. The stress of managing a 60-day sale process genuinely threatens their health. The value loss may be worth it for their well-being.
How to Know If Your Situation Genuinely Qualifies
Step 1: Get Professional As-Is Market Analysis FIRST
Don't guess. Don't assume. Contact a probate real estate specialist in Austin and get actual data:
What's your property worth as-is in current condition?
What are comparable as-is sales in your Round Rock, Georgetown, or Cedar Park neighborhood?
What can you realistically expect to net from as-is market sale?
This consultation is free and takes 30 minutes.
Step 2: Calculate the Real Percentage
Formula:
Cash offer amount: $______
÷ Professional as-is valuation: $______
= Percentage: ______%
Evaluation:
85%+ of as-is value → Offer might make sense (rare)
75-84% of as-is value → Leaving significant money on table
Under 75% → Major loss (this is where most fall)
Step 3: Weigh Your Specific Circumstances
Ask yourself honestly:
Do I truly have extreme time pressure (not just wanting it done quickly)?
Is the property genuinely in distressed condition beyond normal deferred maintenance?
Are there legal/health circumstances that override the value loss?
Am I making this decision from data or from exhaustion/overwhelm?
Step 4: Consider the Real Trade-Off
Not: "Cash offer vs. hassle of selling properly"
But: "Is 15-20 extra days worth $50,000-$80,000 to my heirs?"
Most executors, when they see the actual numbers and timeline, choose the extra few weeks and dramatically higher net proceeds.
✅ How to Protect Yourself From Predatory Cash Offers
If you're currently receiving cash offers in Austin, Round Rock, or Central Texas:
Step 1: Pause (48-72 Hours)
Don't sign anything under pressure
"Urgent" offers are manipulation
Your Austin property isn't going anywhere
Take time to make a $50,000+ decision wisely
Step 2: Get Professional As-Is Valuation
Contact a probate real estate specialist in Travis, Williamson, Hays, or Bexar County
Request free Comparative Market Analysis
Ask specifically for as-is value based on comparable properties
Get it in writing
Step 3: Run the Math
Calculate percentage: Cash offer ÷ As-is value
85%+ = Consider it
70-84% = Leaving major money on table
Under 70% = Significant loss
Step 4: Ask the 7 Questions
Use the questions from section above
Demand clear, direct answers
If they deflect or evade, you have your answer
Step 5: Make Informed Decision
Now you have real data, not pressure
Choose based on facts and actual circumstances
Either path can be valid - but decide with eyes open
Frequently Asked Questions
How do wholesalers find probate properties in Austin so quickly?
Wholesalers use automated web scrapers to monitor Travis County, Williamson County, Hays County, and Bexar County probate court records daily. When a probate petition is filed, their software captures the personal representative's name, property address, and contact information. Within 24-72 hours, this information is loaded into marketing systems and the contact campaign begins. This is why you receive calls, letters, and texts so quickly after filing.
Are cash offers for Austin probate properties always bad?
No, but they're almost always significantly below market value. Cash offers typically represent 60-75% of a property's true as-is market value in Austin and Central Texas. They may make sense in rare cases: properties with extreme damage ($100K+ repairs), genuine time emergencies (foreclosure, creditor demands), or executor health crises. However, for the vast majority of Austin-area probate properties, cash offers cost estates $40,000-$80,000+ compared to proper as-is market sales.
What does "and/or assigns" mean in a cash offer contract?
When a contract says "Buyer: ABC Company and/or assigns," it means the wholesaler reserves the right to sell (assign) the contract to someone else. They're not planning to buy your Austin property themselves. Instead, they'll find an actual investor/flipper, sell them the contract for $15,000-$30,000 profit, and that investor becomes the actual buyer. This is called wholesale contract assignment.
How much profit do wholesalers make on Austin probate properties?
Typical wholesaler profits in Austin and Central Texas range from $15,000-$30,000 per contract assignment. They put your property under contract at $275,000, then immediately sell that contract to an actual investor for $295,000-$300,000. The actual investor then renovates and typically makes $80,000-$150,000+ profit. Total profit extracted from your estate: $95,000-$180,000+.
Can I negotiate a higher cash offer?
You can try, but it rarely works well. Wholesalers work on thin margins and specific profit formulas. If they're offering $275,000, they might go to $285,000-$290,000, but they won't get close to actual as-is market value ($380,000+). The better approach: Get a professional as-is valuation, then list the property properly. This nets $40,000-$80,000 more than even a "negotiated" cash offer.
What questions should I ask cash buyers in Austin?
Ask these 7 critical questions: (1) Are you the actual buyer or will you assign this contract? (2) Who exactly will sign at closing? (3) Can you provide proof of funds right now? (4) Is there an assignment clause in this contract? (5) How did you calculate this offer? (6) What will you do with the property after purchase? (7) What's the as-is market value compared to your offer?
How long do cash closings really take in Austin?
Despite claims of "7-day closings," most cash transactions in Travis County take 21-30 days. Title work requires 10-14 days minimum. If the wholesaler is assigning the contract, add time to find the actual buyer. Properly-priced as-is listings in Austin typically close in 30-45 days. Real timeline difference: 15-25 days - but value difference: $40,000-$80,000+.
What's the difference between a wholesaler and a real cash buyer?
Real cash buyers: (1) Provide proof of funds immediately, (2) The entity making the offer actually closes, (3) No assignment clause, (4) Clear business model, (5) Offer closer to 80-85% of as-is value.
Wholesalers: (1) Delay on proof of funds, (2) Use "and/or assigns" language, (3) Evade questions about actual buyer, (4) Offer 60-75% of as-is value, (5) Plan to assign contract for profit.
Can wholesalers change the offer after I sign the contract?
Yes, and this happens frequently in Austin and Central Texas. Wholesalers often renegotiate offers downward days before closing, citing "newly discovered issues." Because their contracts typically have minimal earnest money ($500-$1,000) and multiple escape clauses, they have little risk in walking away. By that point, you've lost 3-4 weeks of marketing time and other buyers have moved on, creating pressure to accept the reduced offer. This is why professional representation and TREC contract protections are critical.
What is the TREC contract and why does it matter?
The TREC (Texas Real Estate Commission) One to Four Family Residential Contract is the standard purchase contract in Texas, designed to protect both buyers and sellers. Many wholesalers use their own contracts that lack basic protections: vague timelines, minimal earnest money, easy exit clauses for the buyer, and "subject to partner approval" language. The TREC contract provides firm closing dates, substantial earnest money held by title companies, clear contingencies, and remedies if the buyer breaches. Without it, you're vulnerable to last-minute renegotiations and deals falling through.
Do I need a real estate agent to review a cash offer?
Yes, absolutely - even if you're considering accepting a cash offer. Most executors reviewing wholesaler contracts alone don't realize they're missing critical TREC protections, have vague timelines, minimal earnest money, or multiple buyer escape clauses. A probate real estate specialist can review the contract for free, identify red flags, and either negotiate better terms or help you understand you could net $40,000-$80,000+ more by listing as-is instead. The consultation is free, but the value can be tens of thousands of dollars.
What does "off-market" mean and why does it cost me money?
An "off-market" transaction means selling your property privately to one buyer without exposing it to the full market through MLS listing, Zillow, Realtor.com, and competitive marketing. Cash offer companies want off-market transactions because they eliminate the competition that drives prices up. When 5-10 buyers compete for your Austin property, prices reach true market value ($380,000+). When only one buyer makes a private offer, you get whatever they decide ($275,000). The difference - $40,000-$80,000+ - comes from lack of market competition. Off-market offers work for the buyer by avoiding competitive bidding that would force them to pay fair value.
Should I accept an off-market cash offer or list my property?
For most Austin and Central Texas probate properties, listing properly nets $40,000-$80,000+ more than off-market cash offers - even after paying 6% commission. Off-market offers typically represent 60-75% of true as-is value because they eliminate competitive bidding. The timeline difference is only 15-25 days, but the value difference is massive. Get a professional as-is market analysis first. If the off-market cash offer is 85%+ of as-is value, consider it. If it's 60-75% (most are), you're leaving major money on the table by avoiding market exposure. The "convenience" of off-market sales costs estates $40,000-$80,000+ on average.
The Bottom Line
Wholesalers aren't evil. They're running a business that depends on two things: (1) information asymmetry - you not knowing what your Austin or Central Texas property is actually worth in its current condition, and (2) keeping the transaction off-market - preventing market competition that would force them to pay fair value.
The calls, letters, texts, and pressure tactics targeting probate executors in Travis County, Williamson County, Hays County, and Bexar County aren't personal. They're systematic. You're one of dozens of executors they contact daily across Austin, Round Rock, Georgetown, Cedar Park, Buda, Kyle, and San Antonio.
Their business model requires you to:
Feel overwhelmed by the probate process
Believe your dated house is worth less than it actually is
Accept a private, off-market offer without market exposure
Never experience competitive bidding from multiple buyers
Not get a professional as-is valuation
Sign quickly before you research Austin market values
The off-market strategy is everything: If you expose your property to the open market through proper listing, 5-10 buyers compete and push the price to fair value. Their $275,000 offer loses to market competition every time. That's why they need you to accept their private offer without ever seeing what competitive buyers would pay.
Your protection is simple:
Pause and don't sign under pressure
Get professional as-is valuation from probate specialist
Understand the cost of "off-market" (eliminating competition)
Compare: their private offer vs. what market competition would produce
Ask the 7 critical questions
Make an informed decision based on data
Most executors who do this discover off-market cash offers were 30-40% below actual as-is value in the Austin market. That's $40,000-$80,000 left on the table for the average Central Texas probate property - and the entire discount comes from accepting one private offer instead of creating competitive bidding.
Is avoiding market exposure worth $60,000 to your heirs?
That's a question only you can answer. But you deserve to answer it with real data about your Austin, Round Rock, Georgetown, Cedar Park, Buda, Kyle, or San Antonio property - not pressure tactics, manufactured urgency, and fear of market exposure.
Ready to Find Out What Your Austin Property is Actually Worth?
Schedule a free probate property strategy session with a specialist who serves Travis, Williamson, Hays, and Bexar counties.
You'll receive:
Professional as-is market analysis for your specific Austin-area property
Comparison of your cash offers vs. actual as-is market value
Clear explanation of your real options
No obligation, no pressure - just honest data
Serving Austin, Round Rock, Georgetown, Cedar Park, Buda, Kyle, San Antonio and all of Travis, Williamson, Hays, and Bexar Counties
About Jeremy Kritt
Jeremy Kritt is a licensed Texas real estate broker specializing in probate real estate across Travis, Williamson, Hays, and Bexar counties. With nearly a decade of experience helping personal representatives navigate estate sales in Austin, Round Rock, Georgetown, Cedar Park, Buda, Kyle, and San Antonio, Jeremy has developed the "as-is market strategy" that consistently nets executors $40,000-$80,000 more than cash offers without requiring property repairs or updates.
Jeremy's mission is educating executors about their real options and actual property values, helping them make informed decisions that maximize value for estates and heirs.
Last Updated: December 13, 2025
Topics: Probate Real Estate, Wholesaler Tactics, Cash Offers, Estate Sales, Austin Real Estate, Travis County Probate, Williamson County Probate, Hays County Probate, Bexar County Probate
