How Your Net Number Is Agreed Before Repairs Start in Florida

5 min read · Last updated 2026-08-03 · Reviewed by Joseph Mena, CFO of Cash Flow Deals. · Reviewed by Camilo Palacio, Licensed Florida Real Estate Professional (License #3280644, REALTOR®)

Cash Flow Deals gives you two choices: 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. You choose. 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. A traditional MLS buyer may ask to renegotiate after inspection; with Cash Flow Deals, you review your number and the exception in writing before work begins.

Factor	Traditional Listing	Cash Flow Deals
Timeline	30 to 90+ days to find a buyer on the MLS, then a 30 to 45 day escrow. A failed inspection can reset the clock and restart price talks.	You choose between the Fast Cash Offer, where we buy as-is and close, and the Premium Cash Offer, where your buyer buys directly from you and closing depends on their lender clearing the loan. 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.
Repairs	Seller typically pays for or credits repairs the buyer's inspector finds, often renegotiated after the contract is already signed.	Your Fast Cash Offer is as-is; your Premium Cash Offer requires only the buyer's lender-required repairs. We cover repair costs, and we figure out a way, so nothing comes out of your pocket, with Premium repair costs settled from the sale proceeds from 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.
Fees / Costs	Florida sellers pay an average of about 3.28% of the sale price in closing costs plus an average real estate commission of about 5.57%, for a combined total of roughly 8.85% of the sale price.	Premium Cash Offer: Cash Flow Deals is paid as a separate line item on the closing statement, not a markup on the price. Fast Cash Offer: no listing commission to Cash Flow Deals.

Why a Traditional Listing's Price Isn't Final Until Inspection

List a house on the MLS in Florida and the number on the contract is a starting point, not a final number. Once a buyer's inspector walks the property, problems on the report become a reason for the buyer to ask for a lower price or a repair credit. NAR's Realtors Confidence Index lists home inspections as one of the top issues that come up in a real estate transaction, alongside financing and appraisal. A seller can spend weeks under contract only to get a credit request or a price cut request after the inspection period ends. The number a seller agreed to in week one is rarely the number that shows up on the closing statement in week six.

What Agreeing to Your Number Before Work Starts Means

With Cash Flow Deals, you compare the Fast Cash Offer, where we buy your house as-is and close, with 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. You choose. Your number starts with what we see at the walkthrough and what you disclose. 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. On Premium, only what the buyer's lender requires gets fixed, with costs covered up front and settled from the sale proceeds from our share. On Fast Cash, you make no repairs. Your written agreement explains this before you sign, so you can assess how inspection findings six weeks later would be handled. For Premium, your home may be listed through Silver Door Realty, a licensed Florida brokerage, with a licensed agent and scheduled showings.

Your Process: From Walkthrough to Choosing Your Offer

With Cash Flow Deals, you follow this process: 1. Request your net-price walkthrough, where we look at your property and you disclose known condition issues. 2. Compare your Fast Cash Offer, where we buy as-is and close, and your Premium Cash Offer, where a pre-approved FHA or conventional buyer we already have, ready to go, pays more and buys directly from you. You choose. 3. Review your written agreement before signing. 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. 4. On Fast Cash, we buy your house as-is. On Premium, your home may be listed through Silver Door Realty, a licensed Florida brokerage, with a licensed agent and scheduled showings. Your buyer signs a new contract directly with you, title transfers once from you to that buyer, their lender funds the purchase, and Cash Flow Deals is paid as a separate line item on the closing statement. If the buyer's loan falls through, that is our problem, not yours, and you can still take the Fast Cash Offer at its own number rather than continue with the Premium Cash Offer.

The One Case Where the Number Moves

For your Fast Cash Offer and Premium Cash 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. Hidden conditions, such as foundation issues, hidden moisture, old wiring or cast-iron drain failure, need to be assessed to determine whether that structural exception applies. We disclose what we know at offer time. Ordinary cosmetic items, deferred maintenance and routine inspection findings do not by themselves reopen your number; on Premium, only the buyer's lender-required work gets fixed, while Fast Cash is bought as-is.

How This Compares to Listing on the Florida MLS

When you weigh a traditional listing against Cash Flow Deals, compare what you would receive after costs and how each sale proceeds. On the MLS, you negotiate an offer, and the buyer may request further negotiations after inspection. With your Fast Cash Offer and Premium Cash 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. Florida sellers who list traditionally pay an average of about 3.28% of the sale price in closing costs, plus an average real estate commission of about 5.57%, for a combined total of roughly 8.85% of the sale price. On Premium, costs are settled from the sale proceeds from our share, and Cash Flow Deals is paid last from what remains as a separate line item on the closing statement. Nothing comes out of your pocket. Your Premium home may be listed through Silver Door Realty, a licensed Florida brokerage.

Common questions

Does Cash Flow Deals ever change the net price after the contract is signed?

Almost never. 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.

How is this different from waiting to see what a buyer's inspector finds?

On a traditional listing, your buyer's inspector may find problems after you are under contract, and those findings may lead to requests to renegotiate. With Cash Flow Deals, you compare your Fast Cash Offer and Premium Cash Offer before choosing. 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. Ordinary repair findings do not by themselves reopen your number.

Do you need to make repairs before selling?

With your Fast Cash Offer, we buy your house as-is and close, so you make no repairs. 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; those costs are covered up front and settled from the sale proceeds from 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.

What happens if Cash Flow Deals finds a problem during the walkthrough that changes the number?

That gets built into the number before the seller signs, not after. Cash Flow Deals discloses what it sees at offer time specifically so the number the seller agrees to is the number that shows up at closing.