How Do I Know a Buyer Can Actually Close, Not Just Make an Offer?

Published by Cash Flow Deals · Last updated 2026-08-03 · Reviewed by Camilo Palacio, Licensed Florida Real Estate Professional (License #3280644, REALTOR®), affiliated with Silver Door Realty, LLC (License #CQ1064903) · 3 min read

Ask for proof, not a promise: a pre-approval letter with the underwriter's name and a current date beats a verbal number every time, and even then, 5% of contracts still fall apart nationally after signing. With Cash Flow Deals, you choose between the Fast Cash Offer, where we buy your house as-is and close, and the Premium Cash Offer, where a pre-approved FHA or conventional buyer we already have, ready to go, pays more and buys directly from you. For Premium, we verify the buyer's lender and funding so you can review the evidence before you sign.

Factor	Traditional Listing	Cash Flow Deals
Timeline	A buyer's ability to close isn't fully confirmed until financing clears underwriting, often in the final one to two weeks before the scheduled closing date.	With your Fast Cash Offer, we buy your house as-is and close. With your Premium Cash Offer, a pre-approved FHA or conventional buyer we already have, ready to go, pays more and buys directly from you; their lender and funding are verified through Silver Door Realty, our licensed Florida brokerage partner. You choose.
Repairs	A buyer can lose financing over appraisal or inspection findings on the same repairs the seller already priced into the deal.	With your Fast Cash Offer, we buy as-is; with your Premium Cash Offer, only what your buyer's lender requires gets fixed. We cover repair costs, and we figure out a way, so nothing comes out of your pocket; Premium repair costs are settled from the sale proceeds out of our share. The number is agreed before any work starts, and it changes only if you agree. 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. If your Premium Cash Offer buyer's loan falls through, that is our problem, not yours, and you can still take the Fast Cash Offer at its own number.
Fees / Costs	If a deal falls through late, the seller can lose weeks of market time and may owe another round of commission on relisting.	Cash Flow Deals is paid as a separate line item on the closing statement, on a purchase Cash Flow Deals has already verified for buyer funding.

Pre-Qualified vs. Pre-Approved: The Difference That Actually Matters

A pre-qualification is a quick estimate based on what a buyer self-reports about their finances, with no one checking the numbers. A pre-approval involves a full credit check and documented income and assets, things like W-2s and bank statements, reviewed by an actual underwriter. Even a pre-approval is not a final loan approval and is not a commitment to lend; it's a conditional review that still has to survive underwriting and appraisal. What a seller should actually ask for is the pre-approval letter itself, dated recently, naming the lender and loan officer, not a text message claiming the buyer is approved.

How Often Deals Actually Fall Through After Signing

Signing a contract is not the finish line, funding is. Nationally, 5% of contracts were terminated and 14% experienced delayed settlements in the three months ending December 2025, per the National Association of Realtors' Realtors Confidence Index Survey. Most of that risk clusters around financing and appraisal, exactly the stage that happens after a seller has already taken the house off the market and started planning around a closing date.

Cash Flow Deals' Process: Your Two Offers and Your Buyer's Funding

Cash Flow Deals' Process: 1. Request your written offers and tell Cash Flow Deals about your house. You choose between the Fast Cash Offer, where we buy your house as-is and close, and the Premium Cash Offer, where a pre-approved FHA or conventional buyer we already have, ready to go, pays more and buys directly from you. 2. For Premium, Cash Flow Deals confirms your buyer's lender and funding through Silver Door Realty, a licensed Florida brokerage. Your home may be listed through Silver Door Realty, with a licensed agent and scheduled showings. 3. With either offer, the number is agreed before any work starts, and it changes only if you agree. 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. We cover repair costs, and we figure out a way, so nothing comes out of your pocket. For Premium, only what your buyer's lender requires gets fixed, with costs settled from the sale proceeds out of our share. With Fast Cash, you sell as-is with no repairs for you to make. 4. For Premium, your buyer signs a new contract directly with you, title transfers once from you to your buyer, and your buyer's lender funds the purchase at closing. We are paid as a separate line item on the closing statement. If your Premium Cash Offer buyer's loan falls through, that is our problem, not yours, and you can still take the Fast Cash Offer at its own number. Cash Flow Deals is a Florida real estate investor; Silver Door Realty is our licensed Florida brokerage partner.

Red Flags That a Buyer Can't Actually Close

No proof-of-funds or pre-approval letter, or one that's older than 30 days and doesn't name a real bank or lender. A buyer who repeatedly pushes the closing date without a clear reason. A buyer who tries to change the agreed number after signing, citing financing problems that were never disclosed before the contract was signed. Any one of these is worth stopping and asking direct questions before you take the house off the market for that buyer.

What to Ask Any Buyer Before You Take Your House Off the Market

Ask for proof of funds or a pre-approval letter dated within the last 30 days. Ask for the name of the actual lender and loan officer, not just a buyer's word. Ask whether the amount you would receive is agreed in writing or preliminary. Ask specifically what, if anything, could still change that number after you sign, whether any change needs your agreement, and whether you can walk away if a previously unseen structural issue surfaces. Ask what happens if the buyer's loan falls through. A buyer with real funding can answer your funding questions in writing, and you should get the price terms and exceptions in writing too.

Common questions

What's the difference between pre-qualified and pre-approved?

Pre-qualification is a quick, self-reported estimate with no verification. Pre-approval involves a full credit check and documented income and assets reviewed by an underwriter, though it's still not a final loan commitment.

How common is it for a buyer to fall through after signing?

Nationally, 5% of contracts were terminated and 14% experienced delayed settlements in the three months ending December 2025, per the National Association of Realtors' Realtors Confidence Index Survey.

Does a buyer paying entirely in cash skip all this risk?

Not automatically. A buyer paying entirely in cash still needs to prove those funds actually exist with a dated letter from a real bank or verifiable account. Ask for that proof the same way you would ask a financed buyer for a pre-approval letter.

What happens if my buyer's financing falls through after I've already signed?

If the contract includes a financing contingency, the buyer can typically cancel under that clause and the deal ends there. Confirm exactly what your specific contract allows with your agent or a licensed Florida real estate attorney before you sign.