Close the Listings That Won’t Finance — Partner With Libera Capital Group
Old roof, failed four-point, storm damage, a condo with a looming special assessment, or a commercial building no bank will touch? Bring it to us. You keep your listing and your seller-side commission; your seller gets a certain, as-is cash close.
- You keep your commission per your listing
- No financing contingency
- Residential & commercial
- Off-market discretion
Every experienced Florida agent has a listing like this: a well-priced home that keeps falling out of contract. The buyer’s insurer will not write a policy on the 22-year-old roof. The four-point inspection flags cloth-wrapped wiring or a Federal Pacific panel. The appraiser calls out an enclosed lanai that was never permitted. The condo association just announced a special assessment after its milestone inspection, and the lender wants a full condo questionnaire the association cannot satisfy. You have done your job. The property just does not fit the box that financed buyers and their lenders need.
That is where we come in. Libera Capital Group buys with its own capital, so none of those lender and insurer requirements apply to us. You keep the listing, you represent your seller and you are compensated as your listing agreement provides. Your seller gets a written, as-is offer and a closing date they can count on. We are not trying to replace agents — we want to be the buyer you call when the conventional path has stalled.
This page explains how we work with agents and brokers: the types of listings we buy, how compensation works, how we handle off-market and pocket listings for commercial property, confidentiality, professional standards and compliance. If you want the seller-facing comparison to share with clients, see our cash offer vs. listing guide.
Why Do Florida Agents Bring Listings to Libera Capital Group?
Save the deal, keep the client
When a financed buyer walks, your seller’s confidence goes with them. A reliable cash buyer turns a stalled listing into a closed transaction — and a seller who refers you to friends.
Your commission, your relationship
You represent the seller and are paid according to your listing agreement, through your brokerage. We never go around you to your client.
No appraisal, inspection or insurance drama
Our offer already reflects the condition. No lender appraisal, no four-point or wind mitigation requirements for a loan, no last-minute repair addendum.
Straight answers, fast
We tell you quickly whether a property fits and what we can pay, typically within 24–48 hours of access. If it does not fit, we say so — you will not be strung along.
Which Listings Won’t Finance — and Why Can We Buy Them?
Conventional, FHA and VA loans come with property standards, appraisal requirements and insurance requirements. In Florida, the insurance piece has become the most common deal-killer. Here are the listings we see most often from agents:
Roof age and insurance
Many Florida carriers will not insure, or will insure only on restricted terms, homes with roofs beyond a certain age or with visible wear. Without a binder, a financed buyer cannot close. We buy homes with older roofs and roofs damaged by Hurricane Ian, Helene or Milton.
Four-point inspection failures
Older homes are often flagged for electrical panels with known issues, aluminum branch wiring, polybutylene supply lines, cast-iron drains, old water heaters or aging HVAC. Fixing all of that before closing may be impossible on the seller’s timeline. We take the house as-is.
Unpermitted additions and open permits
Enclosed garages, lanais converted to living space, added bathrooms, and pools or docks without final inspections create appraisal and title problems. Open or expired permits can stall a closing entirely. We price those issues and resolve them after closing. See code violations and unpermitted work.
Storm and flood damage
Homes with water intrusion, mold, missing drywall or structural damage cannot pass lender standards, and homes in FEMA special flood hazard areas may face substantial-damage review under the 50% rule. We buy them in any stage of repair. See hurricane and flood damage.
Condos affected by milestone inspections and reserve requirements
Since Florida’s post-Surfside condo laws, many associations in buildings three stories or higher have completed milestone structural inspections and structural integrity reserve studies, leading to special assessments and higher dues. Some lenders will not lend in buildings with pending repairs or insufficient reserves. We buy units in those buildings. See condos and townhomes.
Manufactured homes and unusual property
Older mobile homes, homes on leased land, and properties with title or foundation documentation issues often cannot be financed. See mobile and manufactured homes.
Well, septic and seawall issues
Failed septic inspections in Lehigh Acres or North Port, contaminated wells, and cracked seawalls in Cape Coral and Punta Gorda Isles all cause financed buyers to retreat or demand large credits. We include these in our pricing.
What About Investor-Ready and Distressed Listings?
Some listings are better suited to an investor from day one. Recognizing that early saves you weeks of showings and saves your seller holding costs.
Signs a listing is investor-ready
- The seller cannot or will not make repairs, and the home needs more than cosmetic work
- The property is tenant-occupied with below-market rent, a problem tenant or no lease — see tenant-occupied property
- The seller is facing a deadline: a foreclosure sale date, a relocation, a divorce settlement or a probate timeline
- The home is full of belongings and the seller lives elsewhere
- The property has liens, tax certificates or code fines — see back taxes and liens
- The seller values certainty and speed over squeezing out the last dollar
Presenting a cash option alongside the listing
Many agents ask us for an as-is offer at the listing appointment or early in the listing period, so their seller can compare it with a market strategy. That gives the seller a clear floor and lets you advise with real numbers. If the seller chooses to list and the home sells to a financed buyer for more, great — we support that outcome. If the market does not cooperate, our offer is there as a fallback, subject to its terms and any updated condition.
Pre-foreclosure and short sales
Florida is a judicial foreclosure state, so lenders must go through the court, which typically gives homeowners time to sell. If there is equity, a fast cash sale can pay off the loan before the sale date. If there is not, a short sale requires lender approval, and we can be the as-is buyer whose offer the lender evaluates. See pre-foreclosure.
Rental portfolios and tired landlords
Agents with landlord clients who want out of several rentals at once can bring us the whole portfolio. We can buy in a single closing or staggered closings, with tenants in place. See tired landlords.
How Does Agent Compensation Work When We Buy Your Listing?
This is the question we hear most, so here is our general approach. It is not legal advice; please follow your broker’s policies and Florida law, and consult your broker or a Florida real estate attorney about specific situations.
You represent the seller and are paid by your listing agreement
When you hold a listing and we are the buyer, your compensation is governed by your listing agreement with the seller and is paid through your brokerage at closing, just as it would be with any other buyer. We do not ask you to reduce your commission as a condition of our offer, though of course our offer price reflects the overall economics of the transaction, including closing costs.
Buyer-side compensation
We generally purchase directly and do not require buyer-side representation. If a cooperating agent or broker is involved on our side, any compensation is agreed in writing in advance and paid through the brokerage, consistent with current practices and written agreements required in the industry.
Off-market referrals from licensed agents
If you know a seller who has not listed but needs a cash buyer, the cleanest path is usually for you to represent that seller under a listing or other written agreement with your brokerage. Your compensation is then paid at closing through your broker. All real estate compensation to licensees in Florida flows through the employing broker.
Unlicensed parties
We do not pay referral fees to unlicensed parties where Florida law prohibits it. If you work with unlicensed assistants, contractors or acquaintances who find properties, their compensation should be handled consistently with Florida law and your broker’s policies.
Do We Buy Commercial Listings and Pocket Listings?
Yes. Many commercial owners prefer confidentiality — they do not want tenants, employees, lenders or competitors to know the property is for sale. Commercial transactions are also less likely to be governed by residential MLS listing rules, though you should always follow your MLS, your brokerage and applicable law.
What we buy
Retail strips and shopping centers, office buildings, industrial and flex, mixed-use, hotels and motels, self-storage, and mobile home and RV parks, across Florida with a focus on Southwest Florida. See our commercial property overview and pages on retail, office and industrial and warehouse.
How we handle confidential commercial listings
- We sign a confidentiality agreement before receiving rent rolls, leases or financials.
- We tour at times that do not alert tenants or staff, or rely on documents where a tour would be disruptive.
- We can deliver a letter of intent quickly, followed by a purchase agreement with a defined due diligence period.
- We can accommodate sale-leasebacks, delayed closings and 1031 timing for your seller.
Value-add and distressed commercial
Partially vacant buildings, deferred maintenance, maturing loans and storm damage are where we are most useful, because financed buyers struggle with them. See distressed commercial property.
How Does Working With Us Look Day to Day?
- Send the property. Address, MLS number if listed, list price, known issues, occupancy and the seller’s timing. For commercial, add the rent roll and operating summary under confidentiality.
- We evaluate and visit. We review records and flood zone, then schedule one showing through you, using your lockbox or showing service.
- Written offer to you. Typically within 24–48 hours of access, on the standard Florida contract form you prefer where practical, as-is, with no financing contingency and a short inspection period.
- Close through title. We pay normal buyer closing costs, coordinate with your title company or ours, and close on the agreed date. Your commission is paid through your brokerage on the settlement statement.
Our general process is explained at how it works.
How Can You Explain a Cash Offer to a Hesitant Seller?
Sellers often have mixed feelings about an investor offer. They worry they are leaving money on the table, or they have heard stories about lowball buyers. These are the questions agents tell us their sellers ask most, with the points that usually help.
“Why is the cash offer lower than list price?”
Our price reflects the property as it stands, plus the cost of repairs, the time and money to carry it during renovation, resale costs and our risk. The fair comparison is not list price versus our offer — it is the seller’s realistic net from each path after repairs, concessions, holding costs and the chance the financed deal falls through again. Walking through that net-sheet comparison with your seller is often the most useful thing you can do.
“Will the cash buyer back out?”
Any buyer can terminate within the terms of the contract. Our contracts have a short inspection period and no financing or appraisal contingency, so once the inspection period ends, the remaining reasons a deal might not close are limited to title issues and the contract’s other express terms. We put a deposit with the title company, and our offers are made after we have seen the property.
“Do I have to fix anything or clean out the house?”
No. We buy as-is, and sellers can leave behind items they do not want. That matters a great deal to older sellers downsizing, out-of-state heirs and owners leaving storm-damaged homes.
“Can I pick my closing date?”
Generally yes. We can close quickly when title is clear or wait until the seller’s next home is ready, a school year ends or a lease runs out. We put the agreed date in the contract.
What Information Helps Us Respond Fastest?
- Address and MLS number, list price and days on market
- Why prior contracts failed, if they did — insurance, appraisal, inspection or buyer financing
- Roof age and type, four-point or wind mitigation reports if available
- Known permit issues, code cases or open permits
- Occupancy status and any leases
- HOA or condo association information, including pending assessments
- Seller’s preferred timing and any deadlines
Cash Buyer vs. Financed Buyer: What Does Your Seller Gain or Give Up?
Your fiduciary duty is to help your seller choose the path that best fits their goals. This comparison can help frame that conversation. Figures are typical ranges, not promises.
| Factor | Libera Capital Group cash offer | Typical financed buyer |
|---|---|---|
| Listing agent commission | Paid per your listing agreement | Paid per your listing agreement |
| Repairs before closing | None — as-is | Often requested after inspection or required by lender |
| Insurance binder requirement | None from a lender | Required; older roofs and four-point issues can block it |
| Appraisal gap risk | None | Common on homes with condition or permit issues |
| Seller concessions | Rare | Closing cost credits and repair credits are common |
| Closing costs | We pay normal buyer closing costs; seller costs per contract | Per contract and local custom |
| Timeline | Often 7–14 days with clear title | Commonly a month or more after contract, if financing holds |
| Fall-through risk | Low after inspection period | Higher on properties with condition issues |
| Price | Reflects as-is condition | Can be higher for move-in-ready homes |
For move-in-ready listings in strong neighborhoods, a financed buyer will usually pay more, and we will tell you so. Our value is greatest where condition, insurance or timing make a financed sale unreliable.
How Do We Handle Professionalism, Confidentiality and Compliance?
We never go around you
If you bring us a listing or a seller you represent, all communication runs through you unless you tell us otherwise. We do not contact your seller directly, and we do not solicit your clients afterward.
Confidentiality
We treat your seller’s circumstances and any confidential financial information as private, sharing it only with our title company, attorney and others needed to close.
Clear disclosure of our role
We are a principal buyer purchasing for our own account and intend to profit from the purchase, whether through renovation and resale or long-term ownership. We say so in writing so your seller can make an informed decision.
Contracts and disclosures
We are comfortable using standard Florida residential and commercial contract forms, with as-is provisions. Your seller’s disclosure obligations under Florida law still apply; follow your broker’s guidance on seller disclosures.
Compensation rules
Licensees are paid through their brokerage. We do not pay referral fees to unlicensed parties where Florida law prohibits it. If you have questions about a specific arrangement, check with your broker or a Florida real estate attorney before proceeding.
Fair housing
We comply with federal and Florida fair housing laws and evaluate every property on its merits.
Where Do We Buy Agents’ Listings?
Statewide — but our deepest knowledge is in our Southwest Florida home market, where we know the housing stock, the insurance obstacles and the storm history street by street. That includes Cape Coral’s canal neighborhoods and seawalls, Lehigh Acres’ well-and-septic block homes, Fort Myers’ older neighborhoods off McGregor Boulevard and Palm Beach Boulevard, Bonita Springs and Estero communities with HOA requirements, Naples condos facing post-Surfside assessments, Port Charlotte and Punta Gorda homes still recovering from Ian, North Port’s rapidly growing subdivisions, and rural homes in Hendry, Glades and DeSoto counties.
Other partner programs: probate and estate attorneys and wholesalers, or see all partner types.
Send Us a Listing
Use the form below. Include the MLS number if the property is listed, and tell us what has stalled the sale. We will respond quickly.
Refer a Property
No obligation. No fees. No repairs. Tell us about the property and we'll follow up with a cash offer.
- We buy listings that will not finance or insure — roofs, four-points, unpermitted work, storm damage, condo assessment issues.
- You represent your seller and are paid through your brokerage per your listing agreement.
- We buy confidential commercial and off-market properties statewide.
- We never go around you to your client.
- We do not pay referral fees to unlicensed parties where Florida law prohibits it.
Frequently Asked Questions from Real Estate Agents
Do I keep my commission if you buy my listing?
Yes. Your compensation is governed by your listing agreement with the seller and paid through your brokerage at closing, as it would be with any buyer. We do not require you to reduce your commission as a condition of our offer.
Will you contact my seller directly?
No. When you represent the seller, all communication goes through you unless you tell us otherwise. We do not solicit your clients during or after the transaction.
What kinds of listings do you buy?
Homes that will not finance or insure because of roof age, four-point issues, unpermitted work or storm damage; condos in buildings with assessment or reserve problems; tenant-occupied rentals; manufactured homes; and commercial property including retail, office, industrial, mixed-use, hotels, self-storage and parks.
How fast can you close?
When title is clear, we can often close in as little as 7–14 days. We can also close later to match your seller’s move or a related purchase. Our inspection period is short, and there is no financing contingency.
Will you use a standard Florida contract?
Where practical, yes. We are comfortable with standard Florida residential and commercial contract forms with as-is provisions. For complex commercial deals, we may start with a letter of intent and a custom purchase agreement.
Can I get a cash offer to show my seller at the listing appointment?
Yes. Many agents use our as-is offer as a floor so the seller can compare it with a listing strategy. We need access to the property to make a firm offer, but we can often give a preliminary range from photos and details.
Do you buy off-market commercial pocket listings?
Yes. We sign confidentiality agreements, review rent rolls and leases privately and can deliver a letter of intent quickly. Follow your MLS rules and brokerage policies on marketing, and we will respect the confidentiality your seller requires.
Do you pay referral fees?
Licensed agents are compensated through their brokerage when they represent a seller in a transaction with us, or as otherwise agreed in writing broker-to-broker. We do not pay referral fees to unlicensed parties where Florida law prohibits it. Check with your broker on specific arrangements.
What if my seller gets a better financed offer later?
Your seller should choose what serves them best. If a financed buyer pays more and can actually close, we understand. Our offer simply gives your seller a dependable option, and its terms will say how long it remains open.
Will a cash buyer send proof of funds with an offer on my listing?
Yes. We include proof of funds with the written offer so you and your seller can verify the purchase is not dependent on a loan. The contract states the earnest money amount, the title company holding it and the closing date. If your seller wants to compare offers side by side, the cash terms are laid out plainly enough to make that easy.
Does a cash buyer need an appraisal or financing contingency to buy a Florida listing?
No. Because we pay cash, there is no appraisal or financing contingency that can kill the deal late. We may ask to walk the property before or shortly after contract, and any inspection period is written into the offer up front. That is why listings with old roofs, failed four-point inspections or uninsurable conditions often close with us.
Can you make a cash offer on an expired or withdrawn listing?
Yes, we buy expired and withdrawn listings, including ones that fell out of contract more than once. Any protection period or other terms in the original listing agreement are between the seller and the listing brokerage, so check them before an offer is written. If you still represent the seller, we will work through you rather than around you.
How does a cash buyer calculate an offer on a distressed listing?
We start from what comparable renovated homes nearby sell for, subtract the repair scope, holding and closing costs and a margin for risk, and show the math in writing. Roof age, unpermitted work, flood zone, seawall condition and condo assessments move the number most. You can put that breakdown in front of your seller alongside the net from a conventional sale.
Do Libera Capital Group’s licensed brokers represent my seller when they buy?
No. Our principals are licensed real estate brokers who buy as principals and do not represent your seller or any other party. You remain the seller’s agent, and our licensed status is disclosed in writing on the contract. Buyer-side compensation, if any, is agreed with your brokerage in writing before closing.
Have a Listing That Keeps Falling Apart?
Send it over or call (239) 686-0823. You keep the relationship and your commission; your seller gets a certain close. Prefer a seller-friendly overview to share? Point them to sell my house fast.