What Documents Do You Actually Sign With a Flat-Fee Sale?
2 min read · Last updated 2026-08-03 · Reviewed by Camilo Palacio, Licensed Florida Real Estate Professional (License #3280644, REALTOR®)
A flat-fee sale with Cash Flow Deals is not a mystery stack of paperwork. Cash Flow Deals is one option where a seller signs a purchase contract, a seller's property disclosure, and a novation agreement that puts a real FHA or conventional buyer on the contract, then one deed at closing. If the buyer is financed, federal law requires a Closing Disclosure at least three business days before that closing.
| Factor | Traditional Listing | Cash Flow Deals |
|---|---|---|
| Timeline | Listing agreement first, then a purchase contract once a buyer is found, followed by standard closing paperwork after that. | Purchase contract and novation agreement signed early, net price locked, then the same closing paperwork as any financed sale at the end. |
| Repairs | Seller's Property Disclosure signed up front, then repair addendums often get added mid-contract after inspection. | Seller's Property Disclosure signed up front, net price locked before repairs are scoped, no repair addendum renegotiating the number later. |
| Fees / Costs | Listing agreement sets commission, negotiable since the 2024 NAR Sitzer/Burnett settlement (effective August 17, 2024), paid at closing. | Flat fee arranged through Silver Door Realty is disclosed on the closing statement as its own line item, not baked into a commission field. |
The Purchase Contract
The core document is a purchase and sale contract, the same category of form used in a standard Florida real estate transaction. It lays out the price, the property, and the terms both sides are agreeing to. Cash Flow Deals locks the seller's net price at this stage, before any repair conversation happens, so the number on this document is the number the seller is working from for the rest of the process.
The Seller's Property Disclosure
Florida sellers sign a property disclosure describing known conditions and defects. This document is where a seller puts on paper what they know about the roof, the plumbing, the foundation, prior repairs, and anything else material to the house's condition. It is also the document that protects a seller down the line, since it shows what was disclosed and when.
The Novation Agreement
Cash Flow Deals is a Florida real estate investor that locks in a net price for a seller's house before repairs are scoped, using a novation-based, flat-fee process arranged through its licensed FL brokerage partner, Silver Door Realty — not a traditional listing, and not a brokerage itself. The novation agreement is the document that puts a real FHA or conventional buyer directly on the seller's contract, ahead of closing, as the party who will actually take title. This is the piece that keeps the deed transfer to one signing instead of two.
The Closing Disclosure, If the Buyer Is Financed
When the end buyer uses an FHA or conventional loan, federal law under the TILA-RESPA Integrated Disclosure rule requires the lender to deliver a Closing Disclosure at least three business days before closing. That document spells out final loan terms and settlement charges so the buyer, and by extension the closing itself, is not rushed at the last minute. Cash Flow Deals does not control this timing directly, it is a federal lender requirement tied to the buyer's loan.
Cash Flow Deals' Process
Cash Flow Deals' Process: 1. Cash Flow Deals locks your net price and puts it in writing on the purchase contract. 2. You sign a seller's property disclosure describing known conditions. 3. You sign the novation agreement that places a real FHA or conventional buyer on the contract. 4. One deed and one closing statement close out the sale, with the flat fee arranged through Silver Door Realty shown as its own line item.
If a Document Reveals Something After You Sign
The one exception: if something structural surfaces that was not visible or disclosed before we signed — foundation issues, hidden moisture, old wiring, cast-iron drain failure — we re-cost it and bring the number back to you. You decide. You can walk away. We disclose what we know at offer time so this almost never happens.
Common questions
Do I sign a listing agreement with Cash Flow Deals?
The flat-fee arrangement runs through Silver Door Realty, Cash Flow Deals' licensed FL brokerage partner, so the paperwork reflects that licensed brokerage relationship rather than a standard for-sale listing.
What is a novation agreement and why do I sign one?
It is the document that places a real FHA or conventional buyer directly on your purchase contract before closing, so the deed only has to transfer once, from you to that buyer.
Will I see a Closing Disclosure before closing day?
If the end buyer is financed, federal law requires the lender to deliver a Closing Disclosure at least three business days before the closing happens.
Can the documents change my net price after I sign?
Only for the one disclosed structural exception involving foundation, moisture, wiring, or drain issues found after signing. Outside that, your locked net price holds through closing.